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HomeMy WebLinkAboutMinutes 10/06/2009• • CALL TO ORDER - SPECIAL MEETING: ROLL CALL: Interview Candidates for Port Angeles HarborWorks Development Authority Board of Directors position Break PUBLIC CEREMONIES/ PRESENTATIONS & EMPLOYEE RECOGNITIONS: Domestic Violence Awareness Month Proclamation CITY COUNCIL MEETING Port Angeles, Washington October 6 & 7, 2009 Mayor Braun called the special meeting of the Port Angeles City Council to order at 4:30 p.m. Members Present: Members Absent: Staff Present: Public Present: Mayor Braun, Deputy Mayor Wharton , and Councilmembers Di Guilio, Kidd, Perry, Rogers, and Williams. None. Councilmember Di Guilio was absent on October 7, 2009. Manager Myers, Attorney Bloor, Clerk Hurd, N. West, and T. Pierce. At 7:00 p.m., G. Cutler, K. Dubuc, L. Dunbar, T. Gallagher, S. Johns, S. Roberds, and Y. Ziomkowski joined the meeting. L. Dunbar, S. Johns, and S. Roberds were absent on October 7, 2009. K. Ahlburg, T. Callis, D. Corson, P. Cronauer, L. Doyle, J. Hallett, J. Lincoln, E. Petersen, and H. Ruddell. All others present in the audience failed to sign the roster. At 7:00 p.m., H. Bell, R. Chambers, B. Collins, P. Downie, M. Kesl, B. Korby, P. Lamoureux, P. Menning, S. Nixon, D. Schanfald, G. Shield, R. Springer, R. Tulloch, and K. Wahto joined the meeting. On October 7, 2009, H. Bell, P. Downie, P. Lamoureux, B. Nelson, and J. Nickolaus were present. All others present in the audience failed to sign the roster. 1. Interview Candidates for Port Angeles HarborWorks Development Authority Board of Directors position. The City Council interviewed Kaj Ahlburg, Donald Corson, Paul Cronauer, Larry Doyle, and James Hallett to fill a position on the Port Angeles HarborWorks Development Authority Board of Directors. Council agreed to make a decision at the regular City Council meeting on October 20, 2009. Mayor Braun recessed the meeting for a break at 6:42 p.m. The regular meeting reconvened at 7:01 p.m. 1. Domestic Violence Awareness Month Proclamation Mayor Braun presented Becca Korby, Executive Director of Healthy Families, with a Proclamation, designating October as Domestic Violence Awareness Month. Becca Korby discussed fatality statistics relating to domestic violence in Washington State and Clallam County. She pleaded with the Council to not cut any support for Healthy Families. 6521 CITY COUNCIL MEETING 6522 October 6, 2009 PUBLIC CEREMONIES/ PRESENTATIONS & EMPLOYEE RECOGNITIONS: (Cont'd) National Parks Service Presentation PUBLIC COMMENT: LATE ITEMS TO BE PLACED ON THIS OR FUTURE AGENDAS: ORDINANCES NOT REQUIRING PUBLIC HEARINGS: PUBLIC HEARINGS - OTHER: Lucero Street Vacation 2. National Parks Service Presentation Karin Gustin, Olympic National Park Superintendent, presented information regarding the National Parks Service. She related that they were on schedule and on budget with the Elwha Project. She used PowerPoint slides to provide an overview of the Elwha Project's status, including dates of completion for various inclusive projects. Brian Winter, Elwha Project Manager, presented information regarding future responsibilities of the National Park Service related to the Elwha Project. Brief discussion ensued regarding economic development, local participants in bid processes, and concrete recycling. Richard Chambers offered comments on the Port Angeles Staff Report on Maloney Heights. After being advised that the record on Maloney Heights is closed, he sat down. Shirley Nixon, PO Box 178, commented on the National Parks Service and the Elwha Project. She believes that the City has a moral and legal responsibility to protect the river, and that current water level is critically low. She made comments regarding Nippon Paper Industries, including their water supply, wasting of water, and water meters. She asked the City to make sure that there was an appropriate source meter used at Nippon Paper Industries, and to fix any leaks. Darlene Schanfald, PO Box 2664, Sequim, voiced concerns over comments at a previous Council meeting regarding constantly revisiting clean up of toxin levels. She wanted Council to think about the need for revisiting toxin levels and how it affects the community. She submitted the letter she read to be part of the record. None None 1. Lucero Street Vacation Director West reminded Council that this was the second reading of the Ordinance, and recommended that Council approve the Street Vacation. Councilmembers Rogers and Williams recused themselves. Mayor Braun opened the public hearing at 7:35 p.m. Patricia Menning, 518'/ Lopez Street, addressed Council stating that she wanted to make sure Ms. Lucero got the Street Vacation without any fees. Mayor Braun closed the public hearing at 7:36 p.m. Mayor Braun conducted a second reading of the Ordinance by title, entitled ORDINANCE NO. 3378 AN ORDINANCE of the City of Port Angeles, Washington, vacating a portion of Vine Street abutting Lot 11, Block 11, Puget Sound Cooperative Colony's 2 " Addition to the Townsite of Port Angeles, in Clallam County, Washington. Councilmember Wharton moved to adopt the Ordinance as read by title, citing Condition 1, Findings 1 - 14, and Conclusions 1 - 5. The motion was seconded by Councilmember Perry. A vote was taken on the motion, which carried 5 -0, with Councilmembers Rogers and Williams abstaining. • • • PUBLIC HEARINGS - OTHER: 2. Clallam County Hazard Mitigation Plan (Cont'd) Fire Marshall Dubuc presented information regarding proposed updates to the Clallam County Hazard Mitigation Plan. He explained that this program assisted the State, Clallam County Hazard County, and City, in receiving financial assistance for disaster prevention projects and Mitigation Plan programs. The first plan was implemented in 2004 and requires an update for 2010. Penny Lintennan, the Clallam County Emergency Management Program Coordinator, explained how the plan provides a framework for using the funds provided. She stated it was a multi jurisdictional plan including Clallam County, City of Port Angeles, City of Sequim, City of Forks, Port of Port Angeles, Peninsula College, and others. She stated that the plan would help open up some of the limited funding available during non disaster years, and that this funding could help mitigate risks. The plan included 5 goals: maintain transportation routes, reduce repetitive losses from identified hazards, identify specific mitigation strategies, current projects, and proposed projects. Brief discussion ensued regarding deadlines, grants, bluff stabilization, and the amount of funding available. Mayor Braun opened the public hearing at 7:51 p.m. Utility Rate and Fee Adjustments Darlene Schanfald, PO Box 2664, Sequim, addressed the Council with her concerns regarding the plan, including slide prevention specification, protecting wildlife, and stopping the use of hard armoring. Mayor Braun closed the public hearing at 7:53 p.m. 3. Utility Rate and Fee Adjustments CITY COUNCIL MEETING 6523 October 6, 2009 Deputy Director Dunbar used PowerPoint slides to present the proposed utility rate and fee adjustments for 2010. He stated that the proposed adjustment increases for utilities in 2010 are 8.5% for water , 4% for wastewater, and 30.1% wastewater - CSO charges. He explained that this averaged to a 3.9% overall increase for the average utility customer. He stated that 4.5% is the proposed rate increase for all components of the Transfer Station, except Blue Mountain at no increase. In addition he explained that the rates for compost purchases in the larger quantities would also go up. Next, he addressed the increases for fees in the different utilities and explained that our current rates for fees did not allow for recovering the costs for City and State taxes. He summarized the increases in fees for the electric, water, and wastewater utilities, providing a comparison of other municipalities. He continued to use slides to summarize the collection rate study assumptions, challenges, study findings, rate survey, unrestricted cash balance, and comparisons to other municipalities. Mayor Braun opened the public hearing at 8:41 p.m. Shirley Nixon, PO Box 178, encouraged Council to attend the next Utility Advisory Committee. She stated her concerns with water utility rate increases, and the difference in rate increases over the years between residential and industrial rates. She also addressed meter readers and cross training. She wanted Council to consider the Tse Whit Sen settlement money to be used for more CFP projects, especially water projects, and wants the process for considering this to be extended. Mike Doherty, 617 South B Street, addressed Council relating his concerns over energy conservation for cost reductions including geo- thermal, wood bio mass, and use of incentives. Mayor closed the public hearing at 8:54 p.m. Mayor Braun conducted a first reading of the Ordinances by titles, entitled ORDINANCE NO. AN ORDINANCE of the City of Port Angeles, Washington, revising Chapter 3.70 of the Port Angeles Municipal Code relating to fees. 6524 CITY COUNCIL MEETING October 6, 2009 PUBLIC HEARINGS - ORDINANCE NO. OTHER: (Cont'd) AN ORDINANCE of the City of Port Angeles, Washington, revising Chapters 13.12, 13.4, 13.44, 13.54, 13.57, 13.65, 13.69, and 13.75 of the Port Angeles Utility Rate and Fee Municipal Code relating to public utilities. Adjustments (Cont'd) Brief discussion ensued regarding rate increases, conservation, rate studies, and meter readers. QUASI - JUDICIAL 1. Maloney Heights IOZ MATTERS NOT REQUIRING Planner Johns summarized the Maloney Heights development including land use PUBLIC HEARINGS: designations, area zoning, site plan, fencing plan, parking, and the proposed apartment building. He stated that 30% of the housing will be considered affordable housing, and Maloney Heights IOZ that the development would include common play areas. He explained that there was a variance to the parking requirements for the apartment building, and that a landscaping plan had been submitted. He added that 16` Street would be improved west to 0 Street, and east to the already improved portion of 16` Street. Councilmember Rogers moved that the City Council concur with the recommendation of the Planning Commission to give preliminary approval to the � Maloney Heights IOZ citing Conditions 1 -14, Findings 1 - 37, and Conclusions 1 - aA- G�Ir'e G� 'RAC � " ec 5 motion was seconded by Councilmember Di Guilio. Brief discussion ensued •gyp - tig,SC rvl t Al the%. regarding street improvements and options available if the project is not approved. A vote was taken on the motion, which carried 6 - 0, with Councilmember Williams abstaining. Break Mayor Braun recessed the meeting for a break at 9:28 p.m. The meeting reconvened at 9:37 p.m. Laurel Street Subdivisions 2. Laurel Street Subdivisions RESOLUTIONS: Finding of Substantial Need for 2010 Property Tax Levy Resolution No. 21 -09 Director West requested that Council qualify their ability to consider the quasi-judicial matter fairly. Councilmember Williams recused himself citing that he once was a listing agent on the property. Brief discussion ensued regarding fire department access, costs of constructing 16t Street, parking, road standards, and sidewalks. Planner Johns discussed the Laurel Street subdivisions including comprehensive plans, area zoning, site plans, and a street dedication of 30' for access to the adjacent property. Director West recommended Council qualify their ability to consider the quasi-judicial matter fairly. All Councilmembers stated their ability to qualify the matter fairly. Councilmember Di Guilio moved that Council approve the preliminary subdivisions citing Conditions 1 - 10, Findings 1 - 24, and Conclusions 1 - 4. The motion was seconded by Councilmember Perry. Brief discussion ensued regarding streets and sidewalks. A vote was taken on the motion, which carried unanimously. 1. Finding of Substantial Need for 2010 Property Tax Levy. Manager Myers addressed the City's revenue decreases in 2009, and explained that this Resolution gives the Council the option to set the 2010 property tax levy limit. Mayor Braun read the Resolution by title, entitled 4 6524 • RESOLUTIONS: (Cont'd) Finding of Substantial Need for 2010 Property Tax Levy Resolution No. 21 -09 (Cont'd) OTHER CONSIDERATIONS: Transmission Agreement - Morse Creek Hydroelectric Project Other ADJOURNMENT FINANCE: William Shore Memorial Pool District Contract Extension CONSENT AGENDA: RESOLUTION NO. 21 -09 CITY COUNCIL MEETING 6525 October 6, 2009 A RESOLUTION of the City Council of the City of Port Angeles, Washington, authorizing an increase in the regular property tax levy limit due to substantial need. Deputy Mayor Wharton moved to pass the Resolution as read by title. The motion was seconded by Councilmember Perry. A vote was taken on the motion, which carried 6 - 1, with Councilmember Williams voting in opposition. 1. Transmission Agreement - Morse Creek Hydroelectric Project. Director Cutler explained that this Agreement had been in place for a number of years and that the Clallam County PUD had accepted all conditions in the Agreement. He also mentioned that the Agreement had received a favorable recommendation at the UAC meeting. Councilmember Perry moved to authorize the Mayor to accept the Transmission Agreement for the Morse Creek Hydroelectric Project with the Clallam County Public Utility District No. 1, and authorize the City Manager to make minor modifications to the Agreement, if necessary. The motion was seconded by Councilmember Kidd. A vote was taken on the motion, which carried unanimously. Councilmember Williams discussed a letter to the editor regarding the Gateway Transit Center and the ability to get a taxicab. He expressed his frustration with the public perception's of government and their inability to do things correctly. He believed this perception was driven by inaccurate stories such as the above mentioned letter to the editor. He also stated that there seems to be an ongoing problem of information being published before verifying with the City. Manager Myers expressed his surprise at the situation, and related previous conversations with Editor John Brewer, of the Peninsula Daily News, in regards to giving the City an opportunity to respond before printing. Brief discussion ensued regarding taxi citations, permits, and parking at the Gateway Transit Center. Mayor Braun adjourned the meeting at 9:55 p.m., to continue to October 7, 2009 at 5:30 p.m. Mayor Braun reconvened the meeting at 5:32 p.m., on October 7, 2009. Councilmember Perry moved to combine the Finance agenda with the Consent Agenda except for item #2, William Shore Memorial Pool District Contract Extension. The motion was seconded by Deputy Mayor Wharton. A vote was taken on the motion, which carried unanimously. 2. William Shore Memorial Pool District Contract Extension Councilmember Kidd recused herself, citing her position on the William Shore Memorial Pool District. Councilmember Perry moved to approve the extension for the William Shore Memorial Pool District Contract. The motion was seconded by Deputy Mayor Wharton. Brief discussion ensued regarding the reason for the extension. A vote was taken on the motion, which carried 5 - 0, with Councilmember Kidd abstaining. Deputy Mayor Wharton moved to accept the Consent Agenda, to include: 1:) City Council Regular Meeting Minutes of September 15, 2009; 2.) Expenditure Approval List from 9 /5/09 to 9/25/2009 for $2,491,976.13; 3.) Public Display of Fireworks Permit - Port Angeles High School Homecoming Game; 4.) Acceptance ofNPDES Phase II Stormwater Pass - through Grant; 5.) Public Safety Advisory Board Appointment; 6.) PenCom Radio Equipment Expansion - Upgrade; 7.) Cronauer Street Vacation / Set Public Hearing; 8.) CITY COUNCIL MEETING 6526 October 6, 2009 CONSENT AGENDA: (Cont'd) INFORMATION: WORK SESSION: 1. 2010 Preliminary Budget 2010 Preliminary Budget Peninsula College Street Vacation / Set Public Hearing; 9.) Electric Distribution System Protection Contract CL 01 -2007; 10.) Consultant Agreement for Electric Distribution Line Reconstruction CL 06 -2007; and 11.) Amendment No. 2 to Consultant Agreement with Perteet for FEMA Disaster Events 1817 -DR -WA and 1825- DR -WA. The motion was seconded by Councilmember Rogers. A vote was taken on the motion, which carried unanimously. Manager Myers reported on upcoming meetings including a HarborWorks meeting on October 8' a Shoreline Master Program meeting on October 12` an ALA update meeting on October 13` and an AWC Regional meeting on October 14t Brief discussion ensued regarding the letter to the editor on the taxi cab issue at the Gateway Transit Center. Councilmember Williams discussed his core services memorandum and budget priorities in tough economic times. Lengthy discussion ensued regarding the memorandum, arterial streets, debt services, privatization of services, prevention, core services, levels of service, prioritization, and minimizing costs. Discussion continued regarding how to prioritize the budget as a hierarchy of services compared to an interconnected web of services. Councilmember Rogers expressed her opinion that the 2010 Preliminary Budget needed to include provisions for the possibility of L -1033 passing and having a significant impact on the Budget. Lengthy discussion ensued regarding wording in 1 -1033, State and Federal funding, reserves, increasing fund balances, discretionary programs, economic development, quality of life, parks, school drop out rates, street project funding, Council policy on street projects, and the different types of taxes collected. Councilmember Rogers asked questions regarding the history and current accounts of the Fine Arts Center. Lengthy discussion ensued regarding the Fine Art Center's revenue, expenses, contributions, actual costs to the City, payroll, maintenance, and charges for services. Mayor Braun asked questions regarding Debt Service Funds. Brief discussion ensued regarding the number of debt service funds the City has as well as their payments and interest. Break Mayor Braun recessed the meeting for a break at 7:29 p.m. The meeting reconvened at 7:42 p.m. 2010 Preliminary Budget (Cont'd) Council continued to discuss and ask questions related to the Preliminary 2010 Budget. Further discussion ensued regarding fund balances, listing of street overlay projects, sidewalk priority projects, economic development funding, HarborWorks, the Promenade, the Marine Life Center, grants, and the possible time and date of future budget meetings. ADJOURNMENT: The meeting was adjourned at 8:00 p.m. Gary Brain Mayor Jana Hurd, City Clerk • • ATTACHMENT "A" CONDITIONS, FINDINGS, AND CONCLUSIONS IN SUPPORT OF MALONEY HEIGHTS INFILL OVERLAY ZONE /SUBDIVISION Conditions: 1. The interior street identified as Habitat Court shall be sized to accommodate solid waste collection vehicles such that no backing up is required. 2. Signage shall be placed along the access to Lot 15 leading from 18 Street to the apartment building indicating that parking adjacent to the curb is prohibited. Curbing along that access way shall be painted red. 3. Fire hydrant spacing shall be as required by the City Fire Department to a maximum 1000! of separation distance. All structures shall be fitted with residential sprinkler systems. 4. Electric utility service shall be underground. Cost of 3 -phase power to the apartment unit will be at the developer's expense. The City will incur the cost of extension of 3 -phase power from beyond the point of service to 1 6 Street. The 3 -phase power shall be in the same trench as the single phase power serving the residential lots. The developer will coordinate this action with the City's Public Works and Utility Division. Required . easements shall be identified on the final drawing. 5. Prior to final plat approval, water service shall be extended to the lots as required by the Public Works and Utilities Department with easements provided on the final plat.. 6. Stormwater improvement plans shall be submitted for approval and utilities installed prior to final plat approval. Improvements must meet the current version of Chapter 5 of the Urban Services Standards and Guidelines and Section 13.63 of the Port Angeles Municipal Code. 7. Sanitary sewer shall be extended to the new lots as required by the Public Works and Utilities Department with easements identified on the final plat 8. Building setbacks shall be identified on the final plat with address numbers provided by the Building Division. 9. The applicant shall place a statement on the plat and make it known to all subsequent purchasers of subject lots that said lots are in the proximity of the William R. Fairchild International Airport, and that the Port of Port Angeles does not warrant that these lots will always be outside the lowest noise contour currently established for residential use. 10. No access shall be permitted to lots accessing off Habitat Court until. West 16 Street is developed to City standards. Improvements to 16th Street prior to final plat approval shall include a 27 -foot wide paved surface (one half width plus 10') with curb and sidewalk along the entire site frontage extending east to the improved portion of 16 Street west of "N" Street. Improvement to Sixteenth Street west of the property frontage to "0" Street shall include paving (30'), concrete walkway, and ditches. 11. Fourteen (14) off - street parking spaces shall be provided for the 28 -unit apartment structure, which is a reduction from the required 56 spaces required by Section 14.40.010 PAMC. The applicant shall provide monthly parking reports, including counts and photographs, for the parking areas designated for the 28 -unit apartment building for a period of one year from the date of occupancy. If, following the one year review period, the designated parking areas are inadequate to handle the demand, or adverse impact from the parking is experienced , a parking management agreement shall be entered into with Serenity House for shared use of existing parking at the shelter location or some other acceptable remedy may be imposed including the creation of additional parking if it is determined by the City following the one year review that the significant parking reduction is inadequate for the use. 12. Landscaping shall be installed per plans approved by the Director of Community and Economic Development. 13. The applicant shall provide for a mechanism to ensure that 30% of the housing units remain attainable in perpetuity and shall provide documentation of such mechanism to the Director of Community and Economic Development for approval and noted on the final plat. 14. The applicant shall submit for review and approval by the city CC &Rs that include at a minimum, but may not be limited to: a. The formation of a homeowners association, or other organization that will provide adequate oversight and authority for the protection, maintenance, and operation of communal or joint ownership facilities of the TOZ, including stormwater and . drainage facilities and the management of the landscape features; b. A proposed set of architectural design elements and/or guidelines to be followed during construction of all residential structures on the site; and c. A method of dispute resolution for residents of the IOZ /subdivision. CCRs shall be submitted for review and approval prior to final of the IOZ. Findings: 1. On August 7, 2009, Zenovic and Associates submitted an application on behalf of property owner Habitat for Humanity for development of a site under the City of Port Angeles Infill Overlay (TOZ) Zone requirements. Site development includes a request for a reduction of parking requirements for an apartment unit component of the project and a boundary Tine with the abutting property owner Serenity House. The IOZ development proposes to create 15 building sites that will be developed as 14 single family residential dwelling sites and a 28 -unit apartment structure. 2. A boundary line adjustment was simultaneously submitted with the abutting property owner Serenity House to adjust the property lines between the Serenity House and Habitat. for Humanity property ownerships that will result in adequate area to allow the IOZ development. 3. A number of land use decisions can be combined into review of an IGZ. The proposal includes a boundary line adjustment, parking variance, and variation of development standards to encourage timely public hearings and decisions to provide for attainable densities in the Residential Medium Density zone. The I ©Z should result in an . environment of higher quality than traditional lot by lot development. 4. The boundary line adjustment will reconfigure the two parent parcels (a total of approximately 4.3 acre) to provide adequate area for the IGZ development and to enable access to the desired site from both 16th and 18 Streets. The boundary line adjustment will result in two [arcels: Parcel 1 = 3.03 acres; and Parcel 2 = 1.27 acres. Parcel 1 is accessed from 18 Street and is a panhandle configuration; Parcel 2 will be accessed from both 16 and 18 Streets. Parcel 2 will then be further resubdivided using the IOZ standards into 15 lots containing 14 single family residential building sites and 1 apartment site. The boundary line adjustment does not alter any previously established lots such that a nonconformity is created nor create any additional lots. 5 Chapter 16.08 of the Port Angeles Municipal Code (PAMC) sets forth local requirements for the approval of subdivisions. 6. The Revised Code of Washington RCW 58.17 contains the State's guidelines for the uniform division of land within the State of Washington. Section 58.17.110 requires a city to inquire into the public use and interest proposed to be served by the establishment of a subdivision. It shall determine if appropriate provisions are made for, but not limited to, the public health, safety, and general welfare, for open spaces, drainage ways, streets or roads, alleys, other public ways, transit stops, potable water supplies, sanitary wastes, parks and recreation, playgrounds, schools and school grounds, and shall consider all other relevant facts including sidewalks and other planning features that assure safe walking conditions for students who only walk to and from school and whether the public interest will be served by the subdivision. A proposed subdivision shall not be approved unless the city can make written findings that these provisions are made. 7. Section 16.08.050(B)(1) PAMC provides that the Planning Commission shall examine the proposed plat, along with written recommendations of the City Departments, and shall . either approve or disapprove the submittal. A recommendation thereon shall be forwarded to the City Council within a period of 90 days after a preliminary plat has been submitted to the City Planning Department. The City Council shall either approve or disapprove the proposed preliminary plat at a public meeting. 8. The Port Angeles Public Works and Utilities, Light, Parks, and Fire Departments reviewed the proposed Infill Overlay Zone and subdivision. Their comments have been incorporated into the Department's recommended conditions of approval. 9. Interior access street improvements will be per the City's Urban Services Standards and. Guidelines (USSG) and will be developed to accommodate standard utility service needs such as trash pick up, and emergency access for fire and police services. Street . development final design shall be approved by the City's Public Works and Utilities Department prior to final construction and shall be constructed prior to final plat approval. All utility easements shall be shown on final mylar. 10. The cul -de -sac and parking area for Lots 6 — 9 do not meet USSG and Municipal Code requirements as shown. However, the City can reduce the development standards through the IOZ review per Section 17.45.040 PAMC as long as provisions are determined to be adequate for utility function, emergency access, and expected use impacts. Staff have reviewed the plans and are satisfied that the 60' cul -de -sac will meet the required needs as designed. It is possible to gain an additional 10' by reducing front yards if necessary. The clustered parking area will be identified as serving Lots 6 — 9 and owners of those lots will be thereby advised of the restrictions of lot ownership. Emergency service providers are aware of the configuration and had no concerns as shown on the drawing. 11. The subject property is identified as Medium Density Residential on the Port Angeles Comprehensive Plan Land Use Map and is located in the City's Northwest Planning Area. 1.2. The proposal has been reviewed with respect to the Comprehensive Plan. The following Comprehensive Plan policies are found to be most relevant to the proposal: Growth Management Element Goal A; Land Use Element Goal A, Policy A.2, Goal B, Policy B.1, B.2, B.3, and B.4, Goal C; Transportation Element Goal. A, Policy A.3, A.6, and B.11; Utilities and. Public Services Element Policy C.2; Capital Facilities Element. Goal A, B, Policy B.1, B.3, B.4, B.5, B.6, B.7, C.2, C.3, C.4, and. C.5. 13. The Comprehensive Plan requires concurrency for streets, water service, sanitary sewer service and electrical service (Capital Facilities Element Policy A.9). 14. The City's Comprehensive Plan (Land Use Element Policy B.3) states that development should be designed to further the grid system pattern. Preliminary approval will be based upon the dedication of right-of-way to ensure compliance with the policy. 15. The subject property is identified by the Port Angeles Zoning Map as Residential Medium Density, which allows a density of up to 12.44 units per acre. The proposed drawing indicates that each lot in the proposed subdivision will be at least 4,202 square feet in size. 16. Lot sizes are generally rectangular in shape. Three house designs are included with the application for the development of Lots 1 - 14. Structures are all one story with the exception of the apartment structure that is two story. The design drawing for the apartment unit is also included in the application materials. 17. Maximum allowable site coverage (area of the site covered by impervious surfaces) in the RMD has been established at 70% of the site. Development statistics provided by the applicant have been divided into the three following areas and amounts: Structures= 17,486 ft or 13.3 %; Common impervious surfaces= 28,441 ft or 21.9 %; Other impervious surfaces= 11,080 ft or 8.41 %. This results in a site with a total of 43.6% impervious surface coverage. 18. PAMC 17.45.090(E)(4)(a) indicates that 'Common garden area' must be at least 5% of a total IOZ site. The site provides a total of 6,602 square feet (6.78 %) of common garden area and 3,523 square feet (3.61%) of common open space. Staff interpretation and . concurrence with the applicant finds that play areas for children would be a more appropriate use of the area and such a change in the plan will be made. A landscape plan has been submitted as is required and is under review. 19. There are no environmentally sensitive areas on the site. The site slopes gradually downward to north. The site is not considered a frequently flooded area as it is not listed on the Federal Emergency Management Act (FEMA) maps which denote those areas that are in 100 -year flood areas. 20. Transit service is available along 18 Street . 21, Building permits are required for all structures on the completed sites. All local building and Fire Codes shall be complied with during construction including residential sprinkler systems. 22. The Port Angeles School District has been notified of the development to allow them to plan for needed public school facilities and routes. 23. The City's Parks Department is aware of the preliminary proposal and does not believe the level of service for the area will be hampered as a result of the development. 24. All utilities including potable water, sanitary waste, and refuse collection are available in . the area. 25. The City's Police, Fire, and Public Works and Utilities Departments will service the site upon satisfactory completion of all conditions of approval. 26. The City's State Environmental Policy Act (SEPA) Official issued a Determination of Nonsignificance (DNS #1255) on. September 22, 2009, therefore satisfying the City's responsibility under the Act. 27. Southern access to the main site is served by 16 Street, which is neither an arterial, a designated school walking route, nor a designated bicycle route. Sixteenth. Street is undeveloped along the subject site's frontage and exists as little more that a trail. The eastern 550 -foot portion of 16 Street west of "N" Street is paved and developed with curb /no sidewalk on the south side, and with gravel swales and unpaved walking path on 28. the north side. The western portion of 16 Street, east of "0" Street is partially developed . with the north portion paved but lacks curb and sidewalk. The southern portion of the street has not been developed. Improvements to 16 Street will be required as a result of the impact of the site to its full development potential and the resulting impact to the transportation system in the area for both pedestrian and vehicular ingress and egress to the site. Improvements to 16 Street will include a paved street width of 30' with a ditch and 4' pedestrian concrete walking path west of the site to "0" Street, and 30' (one half plus 10') of paving along the 16 Street frontage of the site east to the improved area of 16 Street with curb, gutter, and sidewalk. 29. The Port of Port Angeles operation of the Fairchild. International Airport is located in the area south of the site. The Port staff has been notified of the proposed subdivision proposal . and it is expected that those who purchase properties in the final subdivision will be aware of the existing on -going airport operation. 30. Section 17.45.050 (C) PAMC requires a mechanism to ensure housing remains attainable in perpetuity and shall provide documentation of such mechanism to the Director of Community and Economic Development for approval. 31. Section 17.45.140 PAMC requires covenants restrictions and conditions be provided prior to final approval. 32. Section 14.40.130 PAMC allows for a variation from parking space requirements after a public hearing by the Port Angeles Planning Commission. The Planning Commission may impose conditions upon a variance to ensure that a reduction in required parking spaces will result in the parking needs of the use being addressed, that it will not permit congestion or traffic hazards, is consistent with the intent of the City's parking regulations and the zone in which the site is located, and is in compliance with the Comprehensive Plan. 33. The applicant submitted information with the IOZ application in consideration of a parking variance for the 28 -unit apartment complex. Information submitted indicated that occupants of the proposed apartment complex will be chronically homeless individuals who have a low percentage of vehicle ownership. Two (2) staff are anticipated at the 28- unit apartment that will be managed by Serenity House of Clallam County (SH). SH owns the abutting property (2321 West 18 Street) that is operated as a short term single adult shelter. Occupancy of the 50 person shelter includes 5 staff. A parking reduction from 56 to 42 spaces that was later reduced to 26 spaces was approved for the single adult Serenity House shelter in 2002 through a conditional use permit process permitting the shelter use. 34. Information presented identifies that chronically homeless individuals have a lower percentage of car ownership than short term residents, and a reduction for the target . population should be allowed. Two (2) staff are anticipated for the apartment use. Shelter residents are provided with bus passes for 80% of their population. Information indicates that bus passes are also anticipated for residents of the subject apartment use. 35. A Clallam Transit bus stop is located within 500 feet (east) of the subject property. Section. 14.40.030(D)(2) PAMC allows for a 10% reduction of required parking if a bus stop is located within 500 feet of the project site. 36. Supporting documentation for a parking reduction of the short term shelter indicates that, during a one year period, the demand did not exceed the reduction to 26 spaces for the maximum 50 person population/use (maximum of 70 during crises and 5 staff). 37. The Planning Commission's decision is a recommendation to the City Council. The Commission acts as the City's hearing body for preliminary subdivision approval. Reports are advisory only to ensure conformance of the proposed subdivision to the general purposes of the City's Comprehensive Plan and to planning standards and specifications adopted by the City. The determination of the Planning Commission in the matter of a parking variance may be appeared to the City Council. Conclusions: A. As conditioned, the proposed. Infill Overlay Zone development is consistent with the Port. Angeles Comprehensive Plan and Zoning Code. B. As conditioned, the proposal is consistent with the Port Angeles Subdivision Ordinance, Chapter 16.08 PAMC, the City's Comprehensive Plan, Infill Overlay Zone, Chapter 17.45 PAMC, and the Washington. State Subdivision. Act, Chapter 58.17 RCW. C. As conditioned, appropriate provisions have been made for the public health, safety and general welfare and for such open spaces, drainage ways, streets or roads, alleys, other public ways, transit stops, potable water supplies, sanitary wastes, parks and recreation, playgrounds, schools and school grounds, sidewalks and other planning features that assure safe walking conditions for students who only walk to and from school. D. The subdivision provides for development of new homes within the City of Port Angeles consistent with the State of Washington Growth Management Act and, as conditioned, provides a mechanism to ensure that housing remains attainable in perpetuity. E. A reduction of the standard parking requirements is warranted given the information provided by the applicant as to the intended population of the 28-unit apartment complex. Conditions have been imposed for monitoring of the actual parking demand such that, following the initial one year review period, if it is found that additional parking is needed, additional parking shall be provided in a required manner