STAFF REPORT AND RECOMMENDATION
APRIL 8, 2021
Proposal Name and Address: Sapphire on Normandy Road: 117 and 119 SW Normandy Road Proposal File Number (s): BSP20-001, ADR20-001
Recommendations Included: Binding Site Plan, Process III, NPMC 17.54 and 18.150 Decisions Included: Type I Design Review, Process I, NPMC 18.23 and 18.150 Director’s Recommendation: Approval with Conditions
Hearing Examiner:
Public Hearing Date: Stephen Causseaux, Jr.
April 22, 2021 via
ZOOM
at 9 a.m.
Community DevelopmentDepartment staff: Nicholas Matz AICP
Proposal Description: Divide land for MU-zoned property using the binding site plan process to create a twenty-four lot subdivision with private road and recreation tracts and utility easements; use Tier I design review to assure consistency with the Manhattan Village Subarea Plan in constructing twenty-two townhouse residential units in six buildings and a 6,300 square-foot mixed-use building with ground floor live-work commercial space and three residential units above along with retaining an existing nine-unit multifamily residential building on its own lot.
Summary
Sapphire Homes, Inc. proposes a mixed-use development on a 1.82-acre parcel zoned MU (Mixed Use) at 117 and 119 SW Normandy Road (King County AFN #3123049072.) Community Development Department staff recommend approval of both the preliminary Binding Site Plan (BSP) and the Tier I Design Review (ADR) applications (Exhibit A.1 and Exhibit A.2.) These recommendations are based on the analysis and conditions of approval in this staff report. A final Notice of Decision on the Binding Site Plan will be administratively issued by the Community Development Director.
I. Environmental Review (SEPA)- NPMC 13.12
The acting SEPA official for the City of Normandy Park determined that the Sapphire on Normandy Road proposal falls within the scope of Planned Action Ordinance No. 889, adopted by the City Council and codified in NPMC 18.90 as the Normandy Park Manhattan Village Subarea Plan (MVSP) Planned Action Ordinance (PAO) and qualifying as a planned action. A project-level threshold determination for this proposal is not required (Exhibit B.)
II. Public Notice and Land Use Process - NPMC 18.150
Sapphire Homes, Inc. submitted applications on September 17, 2020. The applications were found complete on November 2, 2020. A Notice of Application was issued on November 16, 2020, posted at
City of Normandy Park official posting sites and at the project site on November 16, 2020, and was published in the Seattle Times on November 16, 2020. Owners of property within 300 feet of the subject property were also mailed notice on November 16, 2020. The comment period ended December 16, 2020. The Notice of Hearing before the Hearing Examiner was published in the Seattle Times on April 8, 2021, and posted and mailed as required. Notice of the environmental determination was included in the Notice of Hearing.
• Binding Site Plans at NPMC 17.54 are an alternative (to conventional subdivision) method to divide land for commercially-zoned property purposes. Binding Site Plan review and approval assures that the collective lots continue to function as one site with respect to, but not limited to lot access, interior circulation, open space, landscaping, design, drainage facilities, facility maintenance, and parking (NPMC 17.54.030). The outcome of preliminary and final Binding Site Plan approval is a development ready for infrastructure improvement review and installation and submittal of building permits for review.
• Tier I Design Review at NPMC 18.23 ensures that...development and construction within the First Avenue South corridor respect community design expectations and are built in a manner that furthers the goals and objectives of the Comprehensive Plan and the Manhattan Village Subarea Plan at NPMC 18.23.010. The outcome of Tier I Design Review approval is a development that can be built on the underlying subdivision and building permit procedures described above.
• NPMC 18.150.030(2) requires (in part) that where more than one application is [required to be] submitted for a given development, all applications shall be processed using the highest-order procedure that applies to any of the applications. Here, the Type I Design Review application and its recommendation are integrated into the Type III Binding Site Plan review for purposes of Hearing Examiner Findings and Recommendation under this section.
Public Comment
A single public comment was received (Exhibit C) expressing concerns about traffic congestion and ingress and egress safety, and an urge to have the city deny the SEPA “exemptions.”
The Transportation Element of the Comprehensive Plan and the Manhattan Village Subarea Plan’s Planned Action Ordinance both document how travel demand forecasts direct planning for
transportation impacts. The 19 pm peak trips forecast for the proposal, and trip distributions to the 1st Avenue S/ SW Normandy Road intersection do not cumulatively impact or exceed the 2035 forecasts in the Transportation Element or net increases in pm peak trips anticipated in the PAO (ref. Table 2 on page 5 Traffic Impact Analysis, Exhibit D.)
III. Staff Review and Analysis – multiple NPMC
A. The proposal as conditioned is in compliance with applicable Normandy Park Municipal Code (NPMC) provisions, and the proposal as conditioned is consistent with Normandy Park
Comprehensive Plan goals and policies.
B. The proposed BSP:
1. Complies with provisions in NPMC 17.08.023 defining the contents of a binding site plan; 2. Is consistent as conditioned with NPMC 17.54.030 Requirements and limitations, NPMC
3. Is in compliance with NPMC 18.15 General Development Requirements (as applicable including dimensional) and reflects the standards in NPMC 17.24, 17.28, 17.32, 17.36, and 17.40 (as applicable) as modified by authority of the Community Development Director at NPMC 17.54.010 (2), (3), and (4) – See Chart D – Applicable Zoning Standards - below; 4. Complies with a finding under NPMC 18.90.010 and NPMC 18.90.030 Normandy Park MVSP
PAO that it qualifies under the planned action purpose, procedures, and evaluation and determining project criteria as planned actions of this section, including analysis of potential pm peak traffic impacts (Exhibit X) NPMC 18.90.030 (3) (f) (i);
5. Provides for the requirements in NPMC 17.28.020 for comprehensive plans and development plans;
6. Is consistent with provisions in NPMC 17.04.030 for the recording of covenants regarding minimum lot area; and
7. Complies with provisions in NPMC 17.54.060 (4) providing certification under Chapter 58.08.030 RCW from the King County Assessor’s Office that property taxes for the subject property have been duly paid, satisfied and discharged, and are not delinquent (Exhibit E.1 and Exhibit E.2.)
C. The proposed Design Review:
1. Has met NPMC 18.23 Type I Design Review for purpose, intent and application requirements; 2. Meets NPMC 18.23.040 (2) findings for Tier I projects furthering the goals and objectives of
the Comprehensive Plan and MVSP, consistency with applicable zoning standards, and compliance with applicable design standards and guidelines;
3. Complies with finding under NPMC 18.90.010 and NPMC 18.90.030 Normandy Park MVSP PAO that it qualifies under the planned action purpose, procedures, and evaluation and determining project criteria as planned actions of this section;
4. Is in compliance with NPMC 18.15 General Development Requirements (as applicable floor area requirements) and reflects the standards in NPMC 17.24, 17.28, 17.32, 17.36, and 17.40 (as applicable) as modified by authority of the Community Development Director at NPMC 17.54.010 (2), (3), and (4);
5. Is consistent with NPMC 18.100 Normandy Park Design Standards and Guidelines Purpose and Intent for proposed development within the MVSP’s Character Area Number 3
encouraging new infill and redevelopment, creating a viable and walkable environment, and encouraging high quality design with careful consideration of the pedestrian experience; and 6. Meets all applicable design standards and guidelines intent at NPMC 18.100 including
18.100.040 Site design and 18.100.050 Building design; although within the First Avenue South corridor the proposal has no frontage on First Avenue South and NPMC 18.100.050 Transportation Design does not apply; noting that interpretation of standards and guidelines was subject to the review and approval described in NPMC 18.23.
D. Applicable Zoning Standards
Dimensions
NPMC 18.15.020 Required Proposed
Building Height for ridge of pitched roofs 35’ /45’ Less than 45’ – tallest is commercial building at 42’+
Building Setbacks design details as per NPMC 18.100 Front: 2’ with site and building Side and Rear: N/A
Front: 2’
Side and Rear: 10’ BSBL with 5’ landscaped area and 6’ screening fence.
Density N/A in MU N/A
Gross Floor Area
Ratio (GFAR) Combined (mixed use): 1.25 0.75
E. Purpose of the MU zoning district NPMC:
NPMC 18.30.030 “MU – Mixed Use. The purpose of the MU zone is to combine professional office, medical clinics, and business office, limited personal services, multiple-family residential, cottage style housing and related uses. Locations should be in proximity to transit use.
Development should minimize impacts to adjacent single-family residential areas, where applicable. “
F. Utilities
1. The applicant received a Certificate of Sewer Availability for the proposal from the Southwest Suburban Sewer District on March 20, 2020 (Exhibit F.)
2. The applicant received a Certificate of Water Availability for the proposal from the Highline Water District on March 20, 2020 (Exhibit G.)
3. The Binding Site Plan has been reviewed for stormwater regulatory compliance (Exhibit H.) 4. Fire Department approval has been issued (Exhibit I.)
G. Existing Site Conditions:
The site contains an abandoned single-family residence and other outbuildings that are planned for demolition. The existing nine-unit multi-family building on site remain. The site is relatively flat, and generally slopes to the north at gentle grades less than 5 percent. A geotechnical evaluation was conducted by Innovative GEO-Services, LLC on March 4, 2020. The report (Exhibit J) indicated the site contains soils indicative of properties in the immediate vicinity and is therefore suitable for development as proposed, subject to site development
recommendations in provided in the report. H. Existing Adjacent Land Uses:
Adjacent to the west and south are multifamily housing zoned MU and RM-1800, respectively. To the east is the John Knox Presbyterian Church, zoned RM-1800. To the north and east across SW Normandy Road are multifamily housing and Manhattan Plaza, the latter including QFC and other retail, and zoned RM-1800 and NC, respectively.
IV. Conclusions and Recommendations
A. Community Development Department staff recommend approval of both the Binding Site Plan (BSP) and the Tier I Design Review (ADR) applications subject to the satisfaction of the following conditions prior to final binding site plan approval.
B. Recommended Conditions of Approval
1. Include as part of the recording document for the Sapphire on Normandy Road the covenants, easements or other similar mechanisms that will enforce conditions of use, maintenance, and restrictions on development of shared open space, parking, access, and other improvements Exhibit K, NPMC 17.54.030 (3).
2. Prior to recording the Sapphire on Normandy Road Binding Site Plan provide to the Community Development Director subdivision guarantees pursuant to Chapter 65.12 RCW as applicable NPMC 17.54.060 (1).
3. Prior to recording the Sapphire on Normandy Road Binding Site Plan survey the binding site plan area, prepare the final recording forms by a land surveyor, and prepare the final binding site plan recording documents as stipulated in NPMC 17.54.060 (2) and (3).
4. Within one year of the Notice of Decision and appeal period install necessary improvements including utilities and other infrastructure consistent with NPMC requirements and the requirements of responsible sanitary sewer and water providers, the fire district and others as appropriate through NPMC 17.44.
5. Prior to recording the Sapphire on Normandy Park Binding Site Plan deposit a payment and performance bond in a form acceptable to the city that ensures completion of all
improvements required as a condition of binding site plan approval; such bond to include conditions identified in NPMC 17.54.070 (1).
6. Construct a primary access point per approved Binding Site Plan according to the WSDOT Design Manual NPMC 10 and 14.
7. All new sidewalk transitions, curb cuts, street crossings and lighting on the site shall be designed and constructed to meet or exceed Americans with Disabilities Act (ADA) requirements. NPMC adopted building codes and construction standards.
8. Submit storm water management plans and facilities shall be installed as per the approved Binding Site Plan, complying with applicable manuals and standards. Approved drainage plans may be review in the field during building permit review to address any stormwater conveyance conditions that are found in NPMC 13.08.
9. Prior to the Notice of Decision provide a copy of the National Pollution Discharge Elimination System (NPDES) application/permit from the Department of Ecology [when] more than one acre of the project site is disturbed during the site development process NPMC 17.54.
10. Revise the east elevation façade of the first floor of the commercial building to comply with the 60 percent glazing requirement NPMC 18.100.050.
Nicholas K. Matz signed electronically 4/7/21 _____________________________________
Nicholas Matz AICP Date
V. Exhibits
A.1 Sapphire on Normandy Road final subdivision set A.2 Sapphire on Normandy Road final civil plan set B. Planned Action Ordinance SEPA Determination C. Notice of Application Public Comment – Pirone
D. Sapphire on Normandy Road Traffic Impact Analysis – DN Traffic Consultants E.1 Property tax payment confirmation
E.2 Property tax first half 2021 payments
F. Southwest Suburban Sewer District Certificate of Sewer Availability G. Highline Water District Certificate of Water Availability
H. Stormwater Technical Information Report I. Fire Approval
J. Geotechnical Engineering Study, Rex Humphrey, Innovative GEO-Services LLC K. Sapphire on Normandy Road covenants, conveyances and restrictions (CCR) L. Sapphire on Normandy Road SEPA environmental checklist
M. Sapphire Homes Application
N. Sapphire on Normandy Road Design Review Narrative
O. Sapphire on Normandy Road building elevations and perspective P. Sapphire on Normandy Road building color palette
