Project Description
The City has received applications for a new residential multi-family project on a vacant 11-acre parcel generally located north of Consolidation Avenue between Puget and Nevada Streets in the Puget Neighborhood. The submitted proposal consists of 106, 3-bed units in three separate buildings. Two of the buildings will be 2.5 stories (and will contain 20 units in each building) and one building will be 5.5 stories (and contain 66 units). The proposal includes a total of 249 vehicle parking spaces and 54 bicycle parking spaces. Onsite open space is located in the southwest corner of the site, near the Consolidation entrance. Consolidation Avenue will be constructed from Nevada Street to a distance necessary to access the proposal’s two driveways.
Approximately 50% of the site will be cleared for the development and the reminder of the site is proposed to be retained in its current forested condition. The proposal does not include impacts to the onsite wetlands; however it does propose to impact the buffer of one onsite wetland. Mitigation for this impact is proposed to occur onsite.
Land use applications for the CityView proposal include planned development, design review, environments checklist and critical areas can be found below.
Notice of Decision
Notice of Decision
Consolidated Permit
- Attachment A – Application Materials
- Attachment A.1 – Site Plan
- Attachment A.2 – Preliminary Building Elevations, Floor Plans and Rendering
- Attachment A.3 – Height Limitation Area
- Attachment B – (See Below – SEPA MDNS for CityView)
- Attachment C – Area 17, Puget Neighborhood Zoning and Comprehensive Plan designations
- Attachment D – Cedar Ridge Preliminary Plat Approval, Resolution No. 19-94
- Attachment E – Cedar Ridge Final Plat Approval, Resolution No. 2002-24
- Attachment F – Cedar Ridge Division No. 2 Final Plat, AF#202070360
- Attachment G – Extension requests from applicant, dated Nov. 7 and Dec. 9, 2019
- Attachment H – Extension request from applicant, dated Oct 27, 2020
- Attachment I – Planning Commission Notice of Public Meeting, dated May 19, 2021
- Attachment J – Public Comment received in response to issued March 9, 2022 MDNS
- Attachment J.1 – Public Comment received from Feb 24, 2022 – April 18, 2022
- Attachment K – Density bonus request, May 11, 2020
SEPA MDNS for CityView
Mitigated Determination of Non-Significance
SEPA Report
- Exhibit A – SEPA Checklist
- Exhibit A.1 – Critical Areas Report
- Exhibit A.2 – Critical Areas Mitigation Plan
- Exhibit A.3 – Geotechnical Engineering Report
- Exhibit A.4 – Preliminary Storm Report
- Exhibit A.5 – Tree Retention Plan
- Exhibit A.6 – Tree Retention Plan Map
- Exhibit A.7 – Landscape Plan Buffer
- Exhibit A.8 – Landscape Plan w/ Lighting Plan
- Exhibit A.9 – Grading Plans w/ Trail Plan
- Exhibit A.10 – Preliminary Engineering
- Exhibit A.11 – Project Engineer RFI Response
- Exhibit A.12 – Parking Demand Analysis
- Exhibit A.13 – Transportation Impact Analysis
- Exhibit B – Notice of Incomplete Application (PDP2019-0015)
- Exhibit C – Complete Application (PDP2019-0015)
- Exhibit D – Notice of Application (PDP2019-0015)
- Exhibit E – Public Comments (also can be found below under Public Comment Recieved)
- Exhibit F – Request for Information (PDP2019-0015)
- Exhibit G – Response to Public Comment
- Exhibit H – Planning Commission Recommendation
- Exhibit I – Request for Information w/ Attachments (PDP2019-0015)
- Exhibit J – Site Plan
Comments received February 3rd – 21st (pdf)
*NOTE: Pages 18-19 were replaced to include full comment.
Application Materials
The following documents were submitted by the applicant in response to the Notice of Incomplete Application and Request for Information (RFI) the city issued on August 10, 2019.
- CityView Cover Letter
- CityView Project Team
- Table of Contents
- RFI Response Document
- Site Plan (revised)
- Preliminary Engineering Plans – Consolidation Avenue Improvements
- Preliminary Engineering Trail Plan
- Geologically Hazardous Area Site Assessment Letter Report
- Critical Areas Mitigation Plan (revised)
- Preliminary Grading Plan (revised)
- Tree Retention Plan
- Tree Retention Plan (‘The Map’)
- CityView View Analysis
- CityView Rendering (revised)
- CityView Building Elevations (revised)
- CityView Site Sections (revised)
- CityView Landscape Plan, Conservation Easement & Lighting Plan (revised)
- SEPA Checklist (revised)
- Preliminary Storm Report (revised)
- Narrative (revised)
- Planned Development Procedure (revised)
- Land Use Application (revised)
- Residential Data Plan Sheet (revised)
- Project Data Block (revised)
- Design Review Checklist (revised)
- CityView Unit Floorplans (revised)
- CityView Building Levels (revised)
- Application for Multimodal Transportation Concurrency (revised)
- CityView TIA (revised)
- Scoping Agreement (revised)
- Pre-Application Transportation Requirements
- Updated Application for Multimodal Transportation Concurrency 2019-12-13
- CityView Cover Letter
- Updated Narrative
- RFI Response Document
- Action Item 1 – Residential Use
- Geotechnical Engineering Report
- Updated Preliminary Storm Report
- Updated Preliminary Grading Plan & Preliminary Trail Plan
- Updated Tree Retention Plan
- Updated Tree Retention Map
- Updated Site Plan
- Updated Landscape Buffer Plan & Action Item 11 – Cross Sections
- Updated Landscape Plan, Conservation Easement & Lighting Plan
- Action Item 9 – Neighborhood Scale
- Action Item 10 – Neighborhood Compatibility
- Updated Rendering
- CityView Aerial
- Action Item 12 – Density Calculations
- Updated Preliminary Engineering Plan
- Action Item 20 – TIA Addendum
- Action Item 22 – Public Comment
- Planned Development Procedure
- Land Use Application
- Residential Data Plan Sheet
- Data Block
- Critical Areas Report
- SEPA Checklist
- Table of Contents
Application Review Timeline and Notices
July 8, 2019: Applicant held a pre-application neighborhood meeting at Carl Cozier elementary school cafeteria
July 22. 2019: The city received land use applications for the CityView development
August 10, 2019: The city determined the submitted applications were not sufficiently complete to begin review and issued a Notice of Incomplete Application and Request for Information
February 26, 2020: The applicant submitted a response to the August 10, 2019 Notice of Incomplete Application and Request for Information (See application materials above)
March 9, 2020: The city determined the February 26, 2020 submittal was sufficient to begin review of the applications and issue a Notice of Complete Application
March 20, 2020: The applicant placed the proposal on hold for 30 days in response to the COVID-19 pandemic
April 24, 2020: The city issued a Notice of Application
May 1, 2020: The authority in BMC 21.10.110(E)(2) was exercised to require a public meeting before the Planning Commission. This determination effectively extends the public comment period up to the close of the public meeting.
July 6, 2020: A Request for Information was issued.
October 27, 2020: The city conditionally accepted the applicant’s request for an additional 150 days to submit a response to the issued July 6, 2020 request for information. This extension comes with the condition that the applicant agreed to give the city 28 days, which is an additional 14 days pursuant to BMC 21.10.080, to determine whether the response satisfies the July 6 RFI.
The 150-day extension establishes April 2, 2021 as the date for submitting a response to prevent the applications for the CityView development from becoming null and void under the same terms identified in the July 6 RFI.
June 3, 2021: The Planning Commission held a public meeting and considered this packet of information, as well as all of the material above, and made their recommendations to the Planning and Community Development Director.
June 24, 2021: A Request for Information was issued.
February 9, 2022: The city issued a SEPA-MDNS
April 19, 2022: The city issued a Notice of Decision
Public Comment Received
The comment tracker lists all of the comments received by the Planning and Community Development Department. You will notice that some names have an * next them indicating that additional documentation was included with the comment, the additional photos or documents can be found with their original comment below.
- Comment received February 6: Puget Neighborhood Working Group
- Comment received February 6: Puget Neighborhood Working Group Exhibits E-H
- Comments received April 25-April 30: Jenkins, McConchie, Bernhoft, Lubeck, McNitt, James, Martinet, Gabriel, Flack, Anderson, Merklinghaus and Schwartz
- Comments received May 1-May 4: Cole, Kealy, Stevens, YNA Board, Jennings, Tillson, Westenberger, Woods, Zender, Clark, Foster, Abell and Valich
- Comments received May 5: McNitt, Conoboy, Moore, Puget Concerned Citizens and LDiebert
- Comments received May 5: DDiebert, Herrick, Dean and Keates,
- Comments received May 5: Cunniff, Baines, Sanders, Bachman, Young, Karsunky, Bayer and Balzotti
- Comments received May 6: Mason, McKinney, Anderson, Whopperer, James, Welch, Bayer, Annie, Cedarbaum, Benjamin, Samish Neighborhood Resident, SErfle, Yan, Nardella, Bormuth, Barnett, TErfle, Hernandez, and Behrends
- Comments received May 7: Cunniff, Kelly, LeGalley, Weis, Green, Brune, Hernandez, Marshall, Gabriel, Jensen and Havens
- Comments received May 7: Gorman, Chervenock-Johnson, Green, Wopperer, Marcks, Rex, EStrang, IStrang, OStrang, Costanza, Clark and Woody
- Comments received May 8: Chu, Parish, Condo Association, Lenore, Silva, Carrigan, Mariotto, Jenkins, McLean, Belford, Kamel, KLee, JLee, Jacobsen, Taylor and Marshall
- Comments received May 8: Dearborn, SJ, Harris, Hui/Chen, Kiehn, Kommer, Richardson, Howard, Kelley, Bunis, Halleen, SChu, Taylor, Lubeck, Bernhoft, LaVergne, Helm, Johnson, Tuxill and Hui
This additional comment tracker will be updated every Friday until the process before the Planning Commission has been completed. You will notice that some names have an * next them indicating that additional documentation was included with the comment and those are published with the original comments below.
- Comments received May 10-May 15: Chiavario, Mariotto, Tucker, Clark, Posch, Wright, Duzer, Lambert and Cvetkovich
- Comments received May 16-May 22: Vermeeren, Ulrich, Kehs, Mariotto, Sheay, Sliger, Mackie, JKehs, Chen*, McKinney*, Janelle and Easton – * NEW COMMENT ADDED on 6/25
- Comments received May 23-May 26: Cunniff, Houtsma, Renaud, Whopperer, Brink, Sherry, Mariotto, Osier, Hunter and Wei
- Comments received May 27-31: Farren/Wood, Papich, Engel, Erickson, Wilcox, Lowell, Couture, Wynne, D’Amico, LeGalley, Thistle, Miller, Mack, Sj, Chen and Stuen
- Comments received June 1-June 30: Mariotto, Staley, Kamel, Poindexter, Lamber and McDade
- Comments received July 1-July 31: Westenberger, Mariotto and Bernhoft
- Comments received August 1-August 31: Mariotto
- Comments received September 1-September 30: Mariotto
- Comments received October 1-December 31, 2020: Easton
- Comments received January 1-February 28, 2021: Merrick
- Comments received March 1, 2021-March 20, 2021: Nardella, Abell, Sanders, Flack, Potts, Williams, Parish and Kamel
- Comments received March 21, 2021-May 28, 2021: Cvetkovich, Keates, Case, Galley, Meloy, Puget Neighborhood Working Group, Schwartz, Baker and Armani
- Comments received May 29, 2021-June 1, 2021: Merrick, Bulldog, Anderson, Gavin, Pobre, Belford, Flaherty, Swan, Everyhope, Hodson, Gabriel, Halleen, Rafferty, Zuccaro, Easley, Kohlstaedt, Johnson, Galley, Taylor, Glenn, and Eastman
- Comments received June 2, 2021-June 10, 2021: Bayer, McFadden, Bartlett, Halloran, Dohman, Jensen, Conoboy, Cunniff, Baines, Bernhoft, Erfle, Sanders, Hodson, Kealy, Easton, Schwartz, Halleen, Bormuth, Diebert, Carrigan, McLean and Beaumont,
- Comments received June 11, 2021-June 13, 2021: Lubeck, Belford, Woody, Galley, McNitt and Thomas
Resources
Contacts
Planning & Community Development
Kathy Bell – 360-778-8347 or kbell@cob.org
