2002 - Resolution - Preliminary Plat Highlands at Karcher CreekCity of Port Orchard
216 Prospect Street
Port Orchard, WA 98366
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PORT ORCHARD CITY OF RESOL $34.SB Kitsap Co, ~A
RESOLUTION NO. 2002
A RESOLUTION OF THE CITY OF PORT ORCHARD, WASHINGTON,
APPROVING WITH CONDITIONS THE PRELIMINARY PLAT AND
PLANNED RESIDENTIAL DEVELOPMENT OF 40 SINGLE FAMILY
ATTACHED HOME SITES, KNOWN AS THE HIGHLANDS AT KARCHE~ 1 os</-;;KJC>s-
...,C_REEK FILENQ.SUBDIVQ2-01/R-1143 1"!"\1' f+/.'c:t ...... d-s_d.'fOJ--;--,_,[ (\ 12--IS.
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WHEREAS, Olney Avenue LLC subm1tted an application on September 16, 2002 for a preliminary
plat and planned residential development of 50 single family attached home sites, known as The Highlands at
Karcher Creek. The application was assigned city file number SUBDIV 02-01/R-1143; and
WHEREAS, on September 25, 2002 a Mitigated Determination of Nonsignificance (MDNS) was
issued by the city engineer pursuant to the State Environmental Policy Act, and no one appealed the MDNS; and
WHEREAS, City of Port Orchard planning staff prepared a planning staff report with findings
and conclusions on October 10, 2002, a copy of which is attached hereto as Exhibit "A" with supplementation on
February 19, 2003, a copy of which is attached hereto as Exhibit "B"; and
WHEREAS, the planning commission held a public meeting for the application on October 30,
2002 and after the public meeting adopted planning commission Resolution No. 326-02, a copy of which is
attached hereto as Exhibit "C"; and
WHEREAS, the city council held a public hearing on the application on November 25, 2002;
and
WHEREAS, in order to satisfy the PRD requirement that the development shall utilize creative
design techniques to promote an uncluttered appearance such as a variety of lot sizes, parking at the rear of
sites and the provision of alleys, Olney Avenue LLC subsequently submitted a redesign on February 7, 2003
reducing the number of lots from 50 down to 40 and providing for alleys and parking in the rear for 22 of the lots;
and
WHEREAS, the Comprehensive Plan designation for the property is High Density Residential
and the proposed development is consistent with the goals and policies of the Comprehensive Plan; and
WHEREAS, the proposed development is not detrimental to the health, safety, and welfare of
the community and is in harmony with the general purposes of the Zoning Ordinance, Growth Management Act,
and Comprehensive Plan; and
WHEREAS, Chapter 83, Section 6 of the City of Port Orchard Zoning Code states:
a. Planned residential developments may be proposed by the applicant to permit
a residential development which otherwise could not be granted. Such a development
must meet strict conditions and be a benefit to the surrounding neighborhood and
Resolution No. 2002
Page 2 of 3
community at large. The applicant must specifically demonstrate why the planned
residential development is needed.
b. A planned residential development shall be granted only if the proposal shall:
1) clearly specify residential and other land uses through detailed site plans, lot
layouts, and building elevations, and/or
2) preserve unique or sensitive physical features such as steep slopes and
views, and retain natural vegetation, and/or
3) provide more open space and recreational amenities than would be available
under conventional land development practices, and/or
4) utilize creative design techniques to promote an uncluttered appearance
such as a variety of lot sizes, parking at the rear of sites and the provision of
alleys, and/or
5) specifically demonstrate its benefit to the surrounding neighborhood and
community at large, and/or
6) specify the phasing of the development of a site, and/or
7) provide public facility sites or improvements, such as road improvements,
utilities, parks, or open space.
WHEREAS, being fully advised, the Council finds and concludes as follows:
FINDINGS AND CONCLUSIONS
The council adopts the findings and conclusions of the planning staff report dated October 1 0,
2002 a copy of which is attached hereto as Exhibit "A" and as supplemented on February 19, 2003 attached
hereto as Exhibit "8", as its own.
THE CITY COUNCIL OF THE CITY OF PORT ORCHARD, WASHINGTON DOES HEREBY
RESOLVE AS FOLLOWS:
Section 1. Based upon the recommendations of city staff and the planning commission
and the findings and conclusions contained herein, the preliminary plat and planned residential development
(PRO) application for The Highlands at Karcher Creek, SUBDIV 02-01/R-1143, for 40 single family attached
home sites is hereby approved, a copy of which is attached hereto as Exhibit "D", subject to the conditions set
forth in planning commission Resolution No. 326-02 attached hereto as Exhibit "C" and the following additional
conditions:
21. Sidewalks shall be provided along the northern portion of the access
road "A" extending to Olney Avenue and west to the Feeder Road "8"
and sections of sidewalks on the northern half of lots 27 and 34 shall
be allowed to be deleted.
22. The protective covenants shall contain a restriction prohibiting parking
of boats or RV's except within an enclosed garage.
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PORT ORCHARD CITY OF RESOL $34.SS Kitsap Co, WA
Resolution No. 2002
Page 3 of 3
23. The 20' road at the west end of access road "A" shall be increased to
28.'
PASSED by the city council of the City of Port Orchard, S NED by the mayor and attested by the
clerk in authentication of such passage this 24 1h day of February 2003.
~~ . atnc1a Parks, C1ty Clerk
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Ki\sap Co, WA
Exhibit 111\11
Resolution No. 2002
CITY OF PORT ORCHARD
PLANNING STAFF REPORT
THE HIGHLANDS AT KARCHER CREEK (SUBDIV 02-01/R1143)
DATE:
PROPERTY
OWNER:
DESIGNATED
CONTACT
PERSON:
PROPOSAL:
LOCATION:
ZONING:
COMPPLAN:
October 10,2002
Richard Fitzpatrick.
Olney A venue LLC
P.O. Box 857
FILE NO. SUBDIV 02-01/R-1143
Gig Harbor, WA 98335
(253) 851-6363
Craig Baldwin
Westsound Engineering, Inc.
217S. WilkinsDr.
Port Orchard, WA 98366
(360) 876-3770
The proposal is a Planned Residential Development (PRD) of 50
residential lots of duplexes/townhomes with zero-lot-line setbacks. Lots
are designed with a zero side yard setback to allow duplex construction.
Improvements will include an underground detention vault and
biofiltration swale to mitigate for storm water runoff. To accommodate the
proposed density, the applicant is requesting a rezone from R4.5 to R-20.
The site (Tax ID# 252401-4-054-2005), is located on the west side of
Olney Rd., north of the intersection with SE Mile Hill Drive in Section 25,
Township 24N, Range IE, Port Orchard, WA. The 4.89-acre site is
undeveloped.
The existing zoning is R-4.5; the proposed zoning is R-20. The
surrounding zoning is R-8 to the North; R-20 and Commercial to the East;
Commercial to the South and R -8 to the West.
The Comprehensive Plan Designation is High Density Residential
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PORT ORCHARO CIT\' OF RESOL $34.$8 Ki\sap Co. WA
I. BACKGROUND:
Exhibit 1111 11
Resolution No. 2002
A. Site Description
The 4.89 acre site is undeveloped and gently rolling. As the site has been recently cleared of
Scotch Broom and brush, there is no native vegetation, however there are approximately two
trees located along Olney.
B. Comprehensive Plan Map Amendment:
The application for a Comprehensive Plan Map Amendment (CA-08-01 to amend the map
from Commercial to HD Residential) was found to be consistent with the goals of the
community, adopted Comprehensive Plan, and general requirements of the Growth
Management Act and was granted on 26 November, 2001.
C. SEPA
A Mitigated Determination of Non-Significance was issued 25 September, 2002 with the
following conditions
• The design of the storm water system will be consistent with Department of
Ecology standards. A professional Engineer will certify that the existing
stormwater pond conforms to existing standards.
• Erosion control measures shall conform to City ordinances.
• To reduce impact to the school system, mitigation fees will be paid at the time of
building permit issuance, if the City adopts a general implementing ordinance for
school impact fees prior to the date that a complete building permit is accepted.
The proponent can also mitigate the impact to the school system by negotiating a
settlement with the South Kitsap School District.
D. PRD Review:
The project is a PRD. This process allows the applicant to propose a residential development
that is innovative or otherwise beneficial to the community but which does not strictly
comply with the provisions of the residential or mixed use zone in which the property is
located. Chapter B3, Section 6 of the zoning code establishes the approval criteria for a
PRD: A planned residential development shall be granted only if the proposal shall:
1. Clearly specify residential and other land uses through detailed site plans, lot layouts,
and building elevations, and/or
2. preserve unique or sensitive physical features such as steep slopes and views, and
retain natural vegetation, and/or
3. provide more opens space and recreational amenities than would be available under
conventional land development practices, and/or
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PORT ORCHARD CITY OF RESOL $34.B8 K i \ s«p Co' ~A
Exhibit "A0
Resolution No. 2002
4. utilize creative design techniques to promote an uncluttered appearance such as a
variety of lot sizes, parking at the rear of sites and the provision of alleys, and/or
5. specifically demonstrate its benefit to the surrounding neighborhood and community
at large, and/or
6. specify the phasing of the development of a site, and/or
7. provide public facility sites or improvements, such as road improvements, utilities,
parks, or open space.
II. FINDINGS
1. The minimum lot area required for a PRD in the R-20 zoned is 1 acre. The proposed
site is 4.84 acres. 4.48 acres less the 1.28 acres for dedications of the roads and
storm water facilities would allow a maximum potential density of 64 units.
2. The proposal consists of 50 residential lots of duplexes with zero-lot-line setbacks.
The applicant is requesting departure from the building setbacks development
standard by proposing a zero lot line development to allow for duplex construction of
owner-occupied single family residential units. The City of Port Orchard zoning code
allows this departure, except that structures located on the perimeter of the PRD shall
be set back in accordance with setbacks of the underlying zone.
3. The minimum setback requirements in the R-20 zone are 15 feet from the street right-
of-way; 5 feet from the side yard; and 10 feet from the rear yard unless required
parking is served by an alley, residential street setbacks may be reduced to 10 feet.
The proposal is in compliance with this standard.
4. The site does not contain unique or sensitive physical features.
5. The applicant is proposing an underground stormwater detention vault which may
also provide approximatelyJ2,000 sf of open space in addition to a 7,000 sf
playground area.
6. The proposed lot layout is generally uniform in design and appearance. Lot access is
direct from the internal streets rather than from an alleyway or from the rear yard, as
such the streetscape is dominated by driveways and garages.
7. The proposed primary access street appears to have a travel width of 28'.
8. Phasing is not proposed.
9. Olney Avenue North is a collector arterial with a 60' right of way. The improved
roadway is not currently up to city standards, and does not include curb, gutter or
sidewalks.
10. Proposed street frontage improvements include sidewalks and landscaping along
Olney Ave.
11. The project is within the Karcher Creek Sewer District service area and will be served
by that District.
12. The project is within the Annapolis Water service area and will be served by that
District.
13. Fire department access appears to be adequate as shown the preliminary site plans
dated received by Fire District 7 on September 23, 2002.
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PORT ORCHARD CITY OF RESOL lGUS Ki \sap Co, WA
Ill. DISCUSSION/CONCLUSIONS:
Exhibit "A"
Resolution No. 2002
1. The proposed development is consistent with the Comprehensive Plan.
2. The proposal meets the minimum lot area requirements for a PRD.
3. The proposed setback departure is consistent with applicable code.
4. The proposed design does not meet the PRD criteria for the provision of parking
at the rear of sites or the provision of alleyways. It is unclear whether the proposal
meets the second part of the criteria for an uncluttered appearance.
5. Safe pedestrian walkways for school children is not adequately provided without
the provision of sidewalks and cross-walks located near the existing bus stops.
6. The preliminary design does not appear to provide adequate off-street parking
space for two vehicles. The design of the proposed access street does not appear
to have adequate width to accommodate parking along the side of the street, and
this could put an excessive number of cars along the curb. In addition, the
garbage truck and other support agencies may have trouble getting access to the
curb. The problem will be intensified for the two feeder roads, which have a
narrower travel lane.
7. The section of Olney Avenue in front of this project was not paved by the City
since it was anticipated that the project will require street excavation for utilities.
Rockport and Aidan Place paved their section of Olney Avenue and the city
recently repaved the street along the shopping centers.
8. The City does not have impact fees for parks or recreation and looks to
development.to help mitigate the recreational needs of the-new homes.-Previously,.
the City has had subdivisions provide private playgrounds that are owned and
maintained by the homeowners associations. Those playgrounds are often on a
single lot and are often too small to be inviting to the residents. That potential
problem is exacerbated with the smaller lots that are being proposed.
IV. RECOMMENDED CONDITIONS OF APPROVAL
I. All SEP A conditions and applicable code requirements shall be met.
2. The planning department recommends a minimum 10 foot separation between
structures to allow for circulation of light and air between structures.
3. The developer shall construct concrete sidewalks that are 5 feet wide, curbs and
gutters along the full length of the project along Olney Avenue.
4. To accommodate safe pedestrian amenity, a cross walk shall be provided and
located near the Kitsap Transit shelter and South Kitsap School District Bus stop.
5. Te aeeeHJffiedate eff street parkiag, the projeet shall be desigaed vrith alleys, er
an alternative selutieH appreved by the City Bagineer that satisfies the eriteria for
an unelutteFea E!fJJ!learanee while aeeemmeaating J!larldng.
Exhibit 11 A"
Res0lution No. 2002
6. To ensure public safety and to accommodate for road maintenance and adequate
circulation for support agency vehicles, the fire department shall approve all road
designs.
7. To bring the remaining section of Olney up to the condition of adjoining road
segments, the developer shall overlay that section of Olney Avenue abutting the
property for the full width of Olney Avenue. Repaving will include striping,
thermoplastic markings, and any necessary road repairs.
8. There will not be any driveway access directly to Olney avenue.
9. Prior to final plat approval, the Developer shall pay the city $150.00 for one stop
sign, one dead end sign, and miscellaneous signs for street names and parking
regulations.
10. Prior to final plat approval, the requirements for the streets, curbs, and sidewalks
shall be physically completed.
11. The project shall provide a playground area that is a minimum of 7,000 square
feet, which is owned and maintained by the homeowners association.
12. Prior to the City issuing the 25th building permit the playground shall be
constructed and open to the residents and maintained by the Homeowners
Association.
13. Unless otherwise approved by the City Engineer, the playground shall contain
equipment of commercial use quality with and include or be equivalent to at a
minimum:
• A swing;
• A slide;
• A spring toy
--.--Impact resistance·surface~as-recommended -by the manufacturere;
• A fence around the entire lot.
14. All utilities, except water appurtenances shall be underground.
15. Provide catch basins at the entrance from Olney Ave.
16. Covenants for the performance of the Erosion/Sedimentation Control Facility and
Stormwater Maintenance and Operation is required and must be submitted to the
City for approval prior to fmal plat approval.
17. The one fire hydrant shown on lot 3 8 needs to be relocated across the street
between lots 13 and 14.
18. Before construction may begin on any lot, fire flow and fire department vehicle
access must be provided.
19. Final plat approval will not be granted until the Annapolis Water District provides
concurrence that the water system is constructed to the satisfaction of the water
district.
20. Final plat approval will not be granted until the Karcher Creek Sewer District provides
concurrence that the sewer system is constructed to the satisfaction of the sewer district.
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PORT ORCHARD CITY OF RESOL $34.88 Kitsap Co, ~A
City
ofPort
Orchard wAsHINGToN
MEMORANDUM
TO: Mayor, City Council
FROM: City Planner
DATE: February 19, 2003
Exhibit "B"
Resolution No. 2002
SUBJECT: Highlands at Karcher Creek-Plat/PRD Resubmitta!
The applicant, Olney AvenueLLC, represented by Richard Ftizpatrick, has provided the City
Council a redesign of the plat/planned residential development for the project referred to as "The
Highlands of Karcher Creek".: This consideration will be before the City Council ori February 24, .
2003. The Zone Reclassification Ord. 1879, and the Preliminary Plat/Planned Unit Development
Resolution 2002, attached, are revised consistent with the proposal for Council consideration
*This packet should be attached to the Plat and Revised Project Summary you should have
received last week.
· Bacl.iground: · ·--· ·-·····--·---····----····· ·· ···,-··-··-·----·--·-
The Public Hearing and comment period was closed on November 25, 2002. A Decision-only
hearing was held by the City Council on December 9, 2002, for re-consideration of the motions
approving the Zone Reclassification and Plat/Planned Residential Development (PRD), directing
the Staff to prepare the fmal Zone Reclassification ordinance and Plat/PRD Resolution. The
motion for approval, also added back into the decision condition No. 5 (which was deleted by the
Planning Commission) as follows:
To accommodate off street parking, the project shall be designed with alleys, or an
alternative solution approved by the City Engineer that satisfies the criteria for an
uncluttered appearance while accommodating parking, with final approval by the City
Council.
On December 20, 2002, Mr. Fitzpatrick submitted a letter of request to table the decision to allow
for time to analyze development options for the site. The Council officially tabled the decision
on December 23, 2002. On January 13, 2003, at the request of the applicant and with general
consensus, the Council agreed to continue the discussion of project until February 24, 2003.
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February 19, 2003 Exhibit '"B"
I. Analysis of Revised Preliminary Plat/PRD:
The following revisions are proposed as illustrated on the preliminary plat and planned residential
site plan:
• The total number of lots has been reduced from fifty (50) lots to forty (40) lots. Resulting
density is 16.6 dwelli11g units per net useable acre;
• Alleys have been added to the design to provide for rear garage access to twenty-two (22)
of the proposed lots. (Lots 1 thru 14 and lots 27 thru 34 will have alley access);
• Lots with alley access are proposed to have a ten (I 0) foot front yard setback which is a
modification of the standard fifteen (15) foot front yard setback allowed in the R20 zone.
A ten (I 0) ft. separation is illustrated between structures, with a zero (0) ft. separation
between the attached units at the common property line. Rear yard setbacks is ten (10) ft.
Lots with frontage road access will accommodate parking within their driveways with a
minimum setback of fifteen (15) ft.
• The proposed minimum lot size has been modified from the 2178 square feet allowed
under the R20 zone to a minimum 2100 square feet on those lots with alley access.
o Five (5) foot sidewalks are proposed along one side of the Access and Feeder Roads
within the Plat. (The applicant is requesting a modification from the standard road
section which illustrates five foot sidewalks on both sides of the Access and Feeder
Roads)
• Landscaping and overall open space has been increased along the road frontages, where
garage access is provided from the rear alley ways.· Additional buffering is provided·
along the north side of the feeder loop road, between the proposal and neighboring plat
of Rockport.
IT. Architectural Design:
Based on the redesign of the project to incorporate alley ways, the applicant has provided a
design concept building elevation plan that illustrates garages accessed to the rear of the
buildings, for twenty"two (22) ·of the forty-( 40} lots. Theremain:in:g will be provided with·
garage access from the frontage road.
The building design concept for the homes with rear alley access illustrates traditional
building design elements, such as:
• Steepened roof line (12112 pitch typ.)
• Paned windows
• Front porches
• 3-story construction
• 2 car garages with additional on-street parking
The building design concept for the homes with frontage road access illustrates:
• Steepened roof lines (8/12 typ)
• Panned windows
• Front porches
• 2-story construction
• 2 car garages with driveways able to accommodate 2 parking spaces
2
February 19, 2003 Exhibit "'Btl'
m. Stormwater Analysis:
Westsound Engineering has provided a supplemental summary stormwater drainage plan
analysis in consideration of the revised Plat/PRD. The analysis indicates that the revisions are withrn the -parametersciinsidered"witlltheiiiitiarstoini-plan aiiiilysis~·--····---· ·-·-· -·-··-·· --·· ...
IV. Attachments:
1. Highlands at Karcher Creek, Revised Preliminary Plat drawing, illustrating 40
lots for single family attached duplex housing, dated February 7, 2003.
2. Highlands at Karcher Creek, Revised Landscape and Recreation Plans,
illustrating proposed building locations, parking, conceptual landscaping, and
recreation areas.
3. Westsound Engineering, Inc. summary of revisions, dated February 7, 2003.
4. Staff analysis of Westsound Engineering Stormwater Plan summary, memo
dated, February 18, 2003. · ·
V. Findings/Conclusions:
!. The Findings and Conclusions of the planning staff report dated October 10, 2002,
attached, are compatible with the revisions as presented.
2. The proposed redesign, dated February 7, 2003 does meet the PRD criteria of
utilizing design techniques to promote an uncluttered appearance such as a variety of:
lot sizes, parking at the rear of sites, and the provision of alleys.
PORT ORCHARD CITY OF
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83/86/2883 12' 28P
RESOL $34.88 Kitsap Co, WA
,. ~ .,.
'•
CITY. OF PORT ORCHARD
PLANNING COMMISSION
RESOLUTION 326-02
'.
A RESOLUTION BY· THE CITY OF PORT ORCHARD PLANNING CO:MMlSSION
RECOM:MENDING THE A'PFROV AL OF A PLANNED RESIDENTIAL '
DEVELOPMENT OF 50 RESIDENTIAL LOTS OF DUPLEXES 'WITH ZERO-LOT·
LINE SETBACKS .AND A REZONE FROM R4.5 TO R20. . ·
ViT,ErEREAS, the City approved an application to amenc;! the Comprehensive Plan
designation for the prop~ to High Density Residential in 2001; .and
WHEREAS, the Planning Commission held a Public Meeting for the
Development Application en Wednesday, ~ctober 30; 2002; and
WBEREAB, the application is in compliance witli the goals ana policies of the
CoJ.!!,P.rehensivePlan; ..,..... • -·---·---· ---=
'···-·---~~ -·
. wE THEREFORE FlND the proposal is not de'!rlm~tal to the lrealth, safety,
and welfare of the community and is proposed to be within the character ofthe Growth
Management Act, Cpmprehensive Plan, and the community.
CONCLUSION: · Based upon the facts, testimony, imd the materials
presented at the Meeting, we the::e~ore conclude. that the proposal to develop a 50-unit
p;&P.-is consistent mth the heruth, safety, and welfare of the City ofPort<Jrchaxd. ,
BE IT RESOLVED that the Planni.ng Co:mmission ofthe City of Port Orchard
does hereby respectfully :request that the City Council approve the proposed PRD &
Rezone Application v.1th the Revised Recommended Conditions of Approval:
I, All SEP A conditions and applicable code requirements shall be met.
2. Th,e ·plE.ll.lJing department recommends a minlmunl. 10 foot sepamt:io:C: between
structures to allow for circulation ofligb.t and air between structures.
3, The developer shall construct concrete sidewalks that are 5 feet wide, =bs and
gutters along the. fall length of the project along Olney Avenue.
4, • To accommodate safe pedestrian amenity, a cross walk shall be ptovided and
located near the Kitsap Transit shelter and South Kitsap SchooL District Bus stop.
5. To a.soommo&.te off sla!eet parkmg, the projeei: shEHllle designed with alleys~ or
S3: cltcmati-ve .Sak.=tiea apfJIO"<'ed by the Cicy BE:giaeer that satisfies the erlt~:::a for
s u:asl:.<tte~ed appeara:aee while aeeonnsdati:ag f1SIJ:dng,
·:
i
J l
Exhibit ~-~c~-~ ..
Resolution No. 2002
6. To e.nsure public safety and to accommodate for road maintenance and adequate
circulation for support agency vehicles, the fixe department sh.all approve all road
designs.
7. To hring the :remaining section of Olney .up to the condition of adjoi:n.i:n'g road
segments, the developer shall overlay that section of Olney Avenue abutting the
property for the full width of Olney Avelltle. Repaving •will include strlpfug,
thermoplastic markings, and any necessary road repairs.
8. There will not be 2:1lY driveway access directly tc Olney Avenue.
9. Prlor to final plat approval, fue'Developer'shall pay the city $150.00 for one stop
sign, one dell,d end sign, and miscellaneous .signs for street names and parking
regulations. ' ,
1 0. Prlor to final plat approval, the requirements for the streets, curbs; and sidewalks
shall be physically completed. · , · .
11. The project shall provide a playground area that is a minimum of 7,000 square
feet, which is owned andmaintamed by the homeowners assoc;iation. ·
12. Prior to the City issuing' the 25th building pmmit the playground shall be
constructed and open to tlie residents ;;p:Ld maintained by the Homeowners
Association. ' · · .
13. Unless otherwise approved by the City Engineer, the playground shall contain
equipment. of commercial use quality 'With and iilclude or be equivalent to at a
~= '
• Aswing;
• Aslide;
• A spring toy
. • .. Impaot resistal:lce surl'ace, as recommende!l by tli.e :manufacturer, .
... e. A-fence-arou:nd-the-entirelot.,..-.. -.. ... .... -·· . -· ·-· -.. . -· ·
14. All utilities, except water app)lr!:enances shall be underground.
15. Provide catch basins at the entrance from Olney Ave.-'
16. Cm"enants for the ;p erfo:rmance of the Erosion/Sedimen'ta.tion Control F¥~cility and
Stonnwater Mainteilance and Operation is requked' and must be submitted to tile
City for approval prlor to :final plat approval. .
17. The one :lire hydrant shown on lot38 needs to be relocated across the street
between lots 13 and 14. , . · ·
18. Before construction may begin on any lot; fue flow and fire depllrtl:il.ent vehicle
access m'!lSt be provided · . .
19. Final plat approval will not be granted until the Annapolis Water District provides
conCUirence that tlie water system !s constructed to the satisfaction of the wa±er
clistrlct. , , .
20. Final plat approval will not. be granted until the Karcher Creek Sewer-District
provides concurrence that the sewer system is constructe~ to the satisfaction of
the sewer district.
PASSED this 301b clay of October 2002.
2
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ATTEST:
Exhibit "C"
:Resolution No .. 2002
CITY OF PORT ORCHARD
PLANNING COMMISSION
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PORT ORCHARD CITY OF RESOL
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$34.SS Ki\sap Co, WA
P~solution No. 2002
Exhibit "D"
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Section B Section C
Site Plan
Scale I~ = 30'
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Typ. Front Loaded Lot
Not to Scale
Typ. Alley Loaded Lot
Not to Scale
Resolution No. 2002
Exhibit 11 0 11
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