Wislen Project
An application has been submitted for a 39-lot Planned Residential Development at 2003/2101 Terrace Avenue - the Wislen Property. The site is zoned Single Family Residential (6 units per acre) and is approximately 12.83 acres. Application materials for the development proposal for project #PRD24-0003 can be found here.
Public Hearing
The public hearing will be before the Hearing Examiner on a date as yet to be determined.
The subdivision type: PRD
PRDs are a type of subdivision that allows for smaller lots than the standard. With a PRD, lots can be as small as 4,000 square feet. PRDs are only allowed where the presence of critical areas would reduce the lot yield. In exchange, the development is required to provide a higher standard of open space and the buildings are subject to administrative design review. In this case, there is a wetland in the northeast portion of the site that will be avoided and protected. PRDs are subject to the criteria of Chapter 14.220 SMC as well as typical subdivision laws.
The Platting Process
Below is a helpful infographic that illustrates the sequence of events involved in a subdivision (or plat). Click on the image for a larger version.
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Public Comments
The City has received a number of comments from the public following the Notice of Application. Below is a summary of the comments received, along with a brief response from staff.
Included in all of the staff responses is the fact the Growth Management Act and case law does not allow the City to require a developer to fix historical neighborhood deficiencies that existed prior to the application for development. This includes street deficiencies. The City may only require the developer to contribute a proportionate share toward new impacts the development creates and there must be a reasonable nexus between the required improvements and the impacts created.
| Comment | Staff Response |
| Concern about tree retention and protection. | Natural and unique features are required to be preserved whenever possible with the PRD subdivision type, or the developer risks disqualification for this type of development (SMC 14.220.110). Significant tree protection techniques are addressed in SMC 14.240.030(D)(1). As such, the plans identify tree retention and protection where they are not within areas identified for building footprints or infrastructure corridors. |
| How do we know the development stays on their property, and can I ask for a fence? | The developer is required to have a survey for their plat that verifies property line locations and ensures the development does not extend beyond their property. Adjacent property owners can request a fence if they are concerned about impacts. This can become a condition of approval. Such requests should be made to City staff before the public hearing is scheduled. |
| Which direction will Lots 1-4 face? | A proposed condition will require the pedestrian “front” of the lots to face Terrace Avenue, with the vehicular access from the private tract in the rear. This is required per SMC 14.210.070. |
| Concern about recreation activities under power lines. | A correction has been sent requesting BPA’s approval for this proposed layout, however this concern will be concerned to the developer. |
| Concern about new internal roadway alignment causing impacts from headlights on house across Terrace Avenue. | Staff have reached out to the property owner to determine appropriate mitigation. |
| Timing of pedestrian improvements to Terrace Avenue. | According to the City Engineer, pedestrian improvements will be constructed before the end of 2024. |
| Will the developer pay impact fees? | The developer will pay their proportionate share of impact fees. It is likely they will pay more than Woodberry Hills did, as the City’s impact fees are increasing. School impact fees will be paid to the Snohomish School District. |
| Will the project be contingent on the new 22nd Street connector road? | This project’s approval cannot be contingent on the forthcoming new road, however this project will be required to pay a proportionate share of the construction of the new road. |
| Traffic increases from the 22nd Street connector road negatively impacting the Clark's Pond community | The connector road is a separate capital project and not associated with the proposed development. The City has anticipated a road in this location since the 1980s. |
| Concerns about critical areas and habitat, steep slopes, and traffic impacts. | The developer has provided a Critical Area Report which is in peer review by the City’s consultant. The developer has provided a Geotechnical Engineering Report which addresses slope stability and provides setbacks from the top of slope. There will be a traffic review and mitigation will be dependent upon the traffic report’s findings. |