HomeMy WebLinkAboutRelaxation Requests Valley West PUD-The Lakes at Valley West, Phase 3
Concept Plan Relaxation Requests
The following relaxations to strict adherence to the underlying R-1 zoning of the Phase
3 area of the Lakes at Valley West PUD are being requested with this concept plan
application. Each relaxation is noted followed by a brief explanation. With one
exception, these are the same relaxations that have already been approved for Phases
1 and 2. The only new relaxation requested is to reduce the minimum lot size of two
house dwellings from 2,500 square feet to 2,250 square feet to accommodate a specific
duplex building design for the tier of lots fronting Durston Road.
#1. Relaxation to 38.010.A.2, Intent of R-1 zoning. In an attempt to provide more
affordable housing than typical in R-1 zones, Lakes Phase 3 would allow for lots sizes
and densities higher than typical of an R-1 subdivision.
#2. Relaxation to 38.020, authorized uses. Lakes 3 would permit a mix of single family,
townhouses, duplex units, and accessory dwelling units on appropriately sized lots.
#3. Relaxation to 38.08.030.A.2, lot coverage and floor area. Lot coverage in Lakes 3
will be approximately 50%, but precisely defined for each lot with the Preliminary PUD
application. Minimum floor area requirements will remain the same as for Phases 1&2.
#4. Relaxation to 38.08.040. A., Lot area. In order to encourage construction of
reasonably priced homes, lot sizes in Phase 3 need to be reduced and are requested to
be:
Lot Sizes
Single family 2,500 s.f.
Two household dwelling 2,250 s.f.
Townhouse 2,500 s.f.
Additional area required for
Accessory unit none
All other uses 5,000 s.f.
#5. Relaxation to 38.08.040.13, Lot width. In order to encourage construction of
reasonably priced homes, lot widths, commensurate with reduced lot sizes, in Phase 3
need to be reduced and are requested to be:
Lot Widths
All dwelling unit types 25-feet
All other uses 50-feet
#6. Relaxation to 38.08.050.A. Yards. In order to encourage construction of reasonably
sized homes, lot setbacks in Phase 3, commensurate with reduced lot sizes, need to be
reduced and are requested to be as shown on the following page.-
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Phase 3 Yards:
Any yard facing a street 15-feet
Any yard facing a woonerf 15-feet
Any yard facing an open
space 10-feet
All side yards, except town-
houses or zero lot line
dwellings: 5-feet minimum, 12-foot maximum, will vary
based on lot size and location
All garages from a street 20-feet
All garages from a woonerf 15-feet on parking side, 20-feet sidewalk side
#7. Relaxation to 38.08.060, Building heights. In order to build reasonable dwelling unit
sizes, Phase 3 building heights need to increase so as to allow more vertical
construction. Phase 3 building heights would be:
Roof pitch less than 3:12 34-feet
Roof pitches 3:12 to 6:12 38-feet
Roof pitches 6:12 to 9:12 42-feet
Roof pitches greater than 9:12 44-feet
#8. Relaxation to 38.22.030.A.9.a. and 10, Lot size and CUP process. Accessory
dwelling units may be allowed on any Phase 3 lot of sufficient size and will not require a
Conditional Use Permit.
#9. Relaxation to 38.23.040.B. Block length. Phase 3 will need a relaxation to the
400-foot block length standard for one portion of the site, the blocks along Westgate
Avenue in order to accommodate existing street alignments.
#10. Relaxation to 38.23.040.C. Block width. Phase 3 will need a relaxation to the block
width standard in order to provide for traffic separation from Durston Road, minimization
of accesses on Westgate Avenue and separation from open space areas.
#11. Relaxation to 38.23.040.D.3. Pedestrian walking surfaces. Phase 3 will need a
relaxation to the hard-surface standard for the trail that travels north-south through the
Aajker Creek open space buffer on the west side of the phase and for the trail that
travels north-south through open space 4. The proposed alternative surface is a 6-foot
wide natural fines trail.
#12. Relaxation to 38.23.040.E. Block numbering. The same as with Phases 1 & 2, a
relaxation to this standard is requested for Phase 3 to remain consistent with the rest of
the Valley West project lot numbering arrangements and pocket neighborhood concept.
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#13. Relaxation to 38.24.060.A. Length of tangent at intersection design standard. To
accommodate alignments of multiple streets and natural constraints, Phase 3 will need
to have the previously granted standard for the intersection of Westmorland Drive and
Westgate Avenue confirmed.
#14. Relaxation to 38,24,060. B. Alley design section. Consistent with the woonerfs
employed in Phases 1 and 2, the same woonerf design relaxation is being requested to
allow for a 32-foot right-of-way and resultant street section in Phase 3.
#15. Relaxation to 38.23.100.A.2, reduction to minimum wetland setbacks. Phase 3
will likely not need a reduction in wetland setbacks, but to remain consistent with the
other Lakes at Valley West phases, the request will be retained.
NA5352\007\Preapplications\PUD Concept\PUD relaxations.docx
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