HomeMy WebLinkAboutMinutes 01/11/2006
~ORTANGELES
WAS H I N G TON, U. S. A.
COMMUNITY & ECONOMIC DEVELOPMENT
AGENDA
PLANNING COMMISSION
321 East Fifth Street
January 11, 2006
6 p.m.
I. CALL TO ORDER
II. ROLL CALL
III. APPROVAL OF MINUTES: Regular meeting of December 28, 2005
IV. PUBLIC HEARINGS:
.
1.
CONDITIONAL USE PERMIT - CUP 05-08 - BERGLUND. 424 Ahlvers Road:
Request for an accessory residential unit in the RS-7 zone.
2. PLANNED RESIDENTIAL DEVELOPMENT AND PRELIMINARY
SUBDIVISION - GREEN CROW - Campbell Avenue between Porter Street and
W abash Avenue: Preliminary review of a mixed residential/multiple family building
sites in the RS-9 Residential Single Family RHD Residential High Density zone.
(Continued from December, 2005.)
V. COMMUNICATIONS FROM THE PUBLIC
VI. STAFF REPORTS
VII. REPORTS OF COMMISSION MEMBERS
VIII. ADJOURNMENT
.
PLANNING COMMISSIONERS Len Rasmussen (Chalf),Chene Kldd (VIce Chalr),Dave Johnson, KeVin Snyder, Candace Kahsh, John Matthew, one vacancy
PLANNING STAFF Mark Madsen, Dlfector, Sue Roberds, Planmng Manager, Scott Johns, ASSOCIate Planner, Nathan West, Pnnclple Planner
.
MINUTES
PLANNING COMMISSION
Port Angeles, Washington 98362
January 11, 2006
6:00 p.m.
ROLL CALL
Members Present:
Leonard Rasmussen, Dave Johnson, Cherie Kidd, Kevin
Snyder, Candace Kalish, and John Matthews
Members Excused:
None (one vacancy)
Staff Present:
Nathan West, Scott Johns
Public Present:
Levin Berglund, Tim Woolett, Jack Powell, Dorothy Drain,
Win Slota, Tyler Ahlgren
APPROVAL OF MINUTES
Minutes of the December 28, 2005, meeting were not available.
PUBLIC HEARINGS:
. Chair Rasmussen indicated that those who testify must sign the "Sign In" log and affirm
that their testimony will be truthful to the best oftheir knowledge.
CONDITIONAL USE PERMIT - CUP 05-08 - BERGLUND. 424 Ahlvers Road:
Request for an accessory residential unit in the RS-7 zone.
Principal Planner Nathan West, presented the Department's report on the project
recommending approval of the application as proposed. Chair Rasmussen opened the public
hearing.
Kevin Berglund, 424 E. Ahlvers Road, indicated he concurs with the staff's report with
no further information to add to the record. He complemented staff for their cooperation and
help they provided during the application process.
There being no further comment, Chair Rasmussen closed the public hearing.
Following brief discussion, Commissioner Kalish moved to approve Conditional Use
Permit CUP 05-08 with the following Conditions, Findings, and Conclusions.
Conditions:
.
1. Separate water and electrical meters are required for the accessory residential unit.
Addressing for the accessory residential unit shall be clearly identified as 424 ~.
Address numbers must be at least six (6) inches in height and readily visible from
the street and of contrasting color from their background.
2. Two (2) off-street parking spaces are required for each residential dwelling unit for
a total of four (4) spaces.
Planmng CommiSSIOn Mmutes
January 11, 2006
Page 2
.
3. Smoke detectors are required as per the International Residential Code.
4. All utility improvements including water, sanitary sewer, storm drainage, and
electrical are to be completed to the satisfaction of the Public Works and Utilities
Department.
Findings:
1. Kevin W. Berglund submitted a conditional use permit application for an accessory
residential unit (ARU) on November 4,2005. The applicant owns the subject property.
2. The proposed site is legally described as Parcel 1 Survey V25 P72 -NESE of the
Townsite of Port Angeles and is located at 424 East Ahlvers Road.
3. The site and surrounding area is zoned Residential Single Family (RS-9).
4. The Comprehensive Plan designates the site as Low Density Residential. Adjacent
designations are also Low Density Residential. The site is located in the City's South
Central Planning Area. The subject site is located on the south side of East Ahlvers Road
east of Peabody Street. Development in the neighborhood includes predominately single
family residential uses.
5. Per 17.96.050 PAMC, the Planning Commission shall consider applications for
conditional use permit uses as specified in the applicable Chapter of the Zoning
Regulations. The Planning Commission may grant said permits which are consistent and
compatible with the purpose of the zone in which the use is located, consistent with the
Comprehensive Plan, and not contrary to the public use and interest. In each application
the Planning Commission may impose whatever restrictions or conditions are considered
essential to protect the public health, safety, welfare, and to prevent depreciation of
neighboring property. Conditional uses shall be evaluated to determine if the
characteristics of the intended use as related to the specific proposed site would defeat the
purpose of the City's Zoning Regulations by introducing incompatible, detrimental, or
hazardous conditions. The Planning Commission may refuse to issue a conditional use
permit if the characteristics of the intended use would defeat the purpose of the City's
zoning regulations. The City's Comprehensive Plan was reviewed for consistency with
the proposal.
6. A development that is approved through the conditional use permit process must remain
in continual compliance with specific conditions of approval or may be revoked.
7. Notification of the proposed action and conditional use permit application was placed in
the Peninsula Dazly News on November 20,2005. Public notice was mailed to property
owners within 300 feet of the subject property on November 16, 2005. The site was
posted on November 15, 2005. No written comments were received as a result of the
public notice.
8. A Determination of Non-Significance was issued for this proposed action on December
12, 2005.
9. The Planning Commission opened a public hearing on the proposal at the January 11,
2006, regular meeting.
.
.
.
.
.
Planmng Commission Mmutes
January J J, 2006
Page 3
Conclusions:
1. As conditioned, the proposal is consistent with the intent of the Comprehensive
Plan, specifically with Land Use Element Goal A and Policy A.2 and C2, Housing
Element A.6 and B.6, and Transportation Element Policy B.14.
2. The proposal is consistent with requirements for approval of a conditional use
permit as specified in P AMC 17.96.050.
3. The proposal is consistent with PAMC Chapter 14.40 (Parking Ordinance).
4. The use is in the public interest as it allows for a variety of housing opportunities.
5. The City's responsibility under the State Environmental Policy Act in review of
the proposal has been satisfied.
Commissioner Kidd seconded the motion which passed 6 - O.
PLANNED RESIDENTIAL DEVELOPMENT AND PRELIMINARY
SUBDIVISION - GREEN CROW - Campbell Avenue between Porter Street and
W abash Avenue: Preliminary review of a mixed residential/multiple family building
sites in the RS-9 Residential Single Family RHD Residential High Density zone.
(Continued from December, 2005.)
Associate Planner Scott Johns presented the Department's report recommending the
Commission forward a recommendation of approval of the application to the City Council as
presented.
Commissioner Kalish questioned what the cities plans are for the park? Planner Johns
indicated that plans have not yet been determined, but the developer would provide the
playground equipment, grass, and restrooms. Commissioner Kalish inquired as to whether there
has been an increased presence of rats since the wetland was moved. Planner Johns advised that
the Department had no indication of any rat activity. Commissioner Mathews asked how long
the park would sit with no development and Commissioner Kalish added that the Parks
Department never bothers to comment on applications and wondered why the Commission never
hears from the Parks Department. Planner Johns noted that the developer will create some
enhancements and more detail as the project moves forward. He also discussed the sensitive
areas in the project and the wetland buffer requirements.
Commissioner Kidd indicated that she appreciated the developer's efforts on the Reidell 2
Subdivision.
Chair Rasmussen asked questions regarding the proposed parking lots. Engineer Malhum
indicated that parking standards with drainage would be required of the developer. Chair
Rasmussen asked what specific road improvements will be required for Wabash and Campbell?
Planner Johns responded clarifying the specific requirements. Chair Rasmussen noted that
further development could result in the requirement of road improvements. Planner Johns noted
that this is correct, however, no applications for this development are presently submitted at this
time. Engineer Malhum indicated that Campbell Avenue would be improved once spring
weather arrives. Chair Rasmussen raised concerns over the wetland issue and indicated that he
recalled additional wetlands as part of the proposal. Planner Johns indicated that this
recollection may actually be from the Riedell Subdivision, however, the wetland mitigation is
still being worked on.
.
.
.
Planmng CommISSIOn Mmutes
January 11, 2006
Page 4
Chair Rasmussen opened the public hearing
Tim Woolett, 703 E. 8th Street, representative for the applicant, Green Crow Properties,
Inc., discussed the changes in the wetland areas that have occurred over the past three years and
how the proposed project is designed to increase the total area of wetland and enhance the
functions and values of the wetland areas. Mr. Woolett referred to a letter dated November 30,
2004, confirming the size of the regulated wetland and noted that the existing wetland was only
6,000 sq. ft. in size. He noted that the created wetland would be 100,705 sq. ft. in size. He
indicated that the proposed park area will be dedicated to the City of Port Angeles and that the
City has agreed to the dedication through the Developers Agreement (August 3, 2004) mentioned
in the staff report. He asked that the Planning Commission add a condition and a finding that
more clearly states that intent. He suggested that the findings should stipulate the size difference
between the existing and proposed wetlands. He also mentioned that the Parks Department
should get comments in and urged the Planning Commission to push for these comments. Chair
Rasmussen indicated that we cannot condition against the Parks Department. Mr. W oolett
suggested that there should be a finding that the Parks Department Develop this park. Mr.
W oolett went on to discuss the sidewalks that are intended for the development and the proposed
right-of-way width. Mr. Woolett expressed concern that there had been no mention in the staff
report's conditions that indicated when completion of Rook Drive would occur relative to the
phases of development of the PRD, and suggested that the Planning Commission add a condition
to specifically designate when that road work should be completed. He asked the Public Works
and Utilities Department to consider a 50' right of way instead of a 60' right of way. Chair
Rasmussen suggested that we continue the item in order for the Public Works and Utilities
Department to consider the road issue. Planner West indicated that the Public Works and
Utilities Department already made their decision on this matter and that they would arrive at the
same answer should it be sent back for reconsideration. Mr. Woolett suggested changes to
condition 5 and Planner Johns responded to these requested changes. Commissioners Kalish,
Kidd, and Chair Rasmussen raised serious concerns with regard to the applicant attempting to
mold conditions of the staff report. Planner West clarified that staff has no intention of allowing
the applicant to dictate conditions. Commissioner Snyder and Chair Rasmussen inquired as to
how the phases of the project would be carried out. Mr. Woolett went on to explain phases of
the proj ect.
Commissioner Kalish asked about views and how they would be maintained, she also
inquired as to where the pictures were from. Len Rasmussen asked what the size of the cottages
are. Mr. Woolett responded that they were around 1,000 sq. ft. Candace Kalish asked for a
rough estimate of what the cottages would sell for and Mr. Woolett answered that the projected
budgeted for them to be sold for $150,000. Questions were raised on more specifics of expected
costs, however, Mr. Woolett indicated he did not know any more specifics on prices. Len
Rasmussen inquired as to how design would be controlled for the project. Mr. Woolett indicated
that there would be a design committee who approved the design of structures within the
development. Len Rasmussen asked about street lights and Kevin Snyder added the example of
Poulsbo Place where designs and colors have been standardized. Suggested that design
committee go and take a look at this development.
Wayne Carson, 1727 Wabash, indicated concern with regard to the potential for
congestion on Campbell Avenue. He suggested a complete widening of Wabash and Campbell
as part ofthe project.
.
.
.
Planmng CommiSSIOn Mmutes
January II, 2006
Page 5
Dorthy Drain, 36175 Mt. Angeles Road, Mentioned that Campbell Avenue
improvements are of concern along with wetland mitigation, scotch broom, and parking areas.
Indicated she was surprised the wetlands were moved. She also requested that parking area
lights be kept low. She further noted that the deer in the area have moved out. She concluded
inquiring as to whether a marketing analysis has been done for Franklin School in relation to this
project and by asking who would be living in the cottages. Mr. Woolett reminded the
commission that they are not moving the wetland but expanding it.
Commissioner Snyder noted that Condition 8 should be redrafted to state that: "At which
time any construction is to take place north of Eckard Street, Rook Street is to be constructed
from Eckard Street to Campbell Avenue including the street and turn around adjacent to lots M2-
M5". He further noted that the street situation should be discussed and that street designs should
be included in the code.
Commissioner Kalish stated that the proposal still seems very preliminary and that there
appear to be many unanswered questions. Planner Johns noted that many of these factors were
considered however, it should be recognized that there is only a certain level of investment a
developer will contribute at the preliminary approval stage of a development.
Chair Rasmussen, brought up the valley creek PRD on Ahlvers Road and pointed out the
additional attributes that a PRD typically creates as well as how it contributes flexible building
alternatives to the City.
Chair Rasmussen closed the public hearing.
Commissioner Snyder moved to approve the Green Crow Planned Residential
Development with the following Conditions, Findings, and Conclusions.
Conditions:
1.
All external building line setbacks shall meet RS-9 zone requirements. All lot lines (solid
lines) and building setback lines (dashed lines) shall be accurately dimensioned on the
final plat.
All lots shall be configured to have a minimum lot size of 3,500 square feet or greater.
All necessary on-site easements for access, drainage, and utilities shall be shown on the
final plat.
The stormwater drainage improvements shall be installed or bonded for per the City's
Urban Services Standards and Guidelines and consistent with the Washington
Department of Fish and Wildlife hydraulics permit application (HP A) requirements and
the Department of Ecology NPDES permit requirements. The City Engineer shall
approve the drainage plan for on-site and off-site facilities, which may include but not be
limited to roadside swales, detention/retention facilities, or constructed wetlands used for
stormwater management.
The developer shall submit a final wetland mitigation plan that includes a monitoring
element to the City. The wetland mitigation plan shall be approved and in place prior to
final approval of any PRDlsubdivision phases that abut or adjoin any portion of the
wetland.
The applicant shall construct Campbell Avenue street improvements per the recorded
Development Agreement which includes: Campbell Avenue adjacent to the northerly
Green Crow property line west to Porter shall be constructed to a minimum 24- foot paved
width with 0.1 foot asphalt overlay, ditches, culverts, standard sidewalk, and driveway
approaches along the Green Crow frontage.
2.
3.
4.
5.
6.
.
7.
8.
9.
.
11.
12.
15.
16.
.
Planmng CommiSSIOn Mmutes
January J J, 2006
Page 6
10.
Interior streets may be constructed to suburban street standards (dated 08/05) located in a
60-foot right-of-way with a minimum 20' paved travel surface. Sixty foot (60') of right-
of-way shall be dedicated extending Rook Drive to Wabash Street. (The 50-foot wide
right-of-way, as identified in the Developer Agreement, may be chosen by the applicant
within the PRD area, however, streets shall be private and shall be privately maintained).
All streets interior to the subdivision developed to suburban street standards shall be
posted "No Parking" by the developer as directed by the City's Public Works and
Utilities Department; provided that, parking may be allowed in designated vehicle
pullouts located along the interior roads as approved by the City Engineer. Once street
design is decided upon, that design shall be carried through the entire PRD.
The construction of Rook Drive connecting Eckard Street to Campbell Avenue through
the PRD shall be completed prior to final approval of the second phase of construction.
Phase 1 shall include lots 1 through 11 and the intersection of Rook Drive and Eckard
Avenue.
A sidewalk shall be constructed and dedicated by the developer from upper Rook Drive
(in the area of the power line right-of-way) to the lower portion of the project through a
public park at Campbell Avenue. Final design and location of the walkway shall be
determined once final design of the park area has occurred.
Adequate provisions for two off-street parking spaces shall be made ( on-site) for each
single-family residential lot. Two off-street parking spaces for each cottage lot shall be
shown on the final plat and shall be located in close proximity to cottage clusters A, B,
and C.
Electrical, telecommunications, and street lighting shall be installed or bonded per the
Light Division standards. Electric utility service shall be underground.
No more than 74 dwelling units may be connected to the City's water and sewer systems
without review and approval by the City Engineer demonstrating adequate system
capacities.
Address numbers shall be identified and placed on the final plat as provided by the City.
The final PRD shall provide for continuous and perpetual maintenance of common open
space, common recreation facilities, private roads, utilities and utility easements,
common parking areas, and other similar development within the boundaries of the PRD
in form and manner acceptable to the City. The area proposed as a park and to be
dedicated to the City shall be exempt from this requirement once the park has been
dedicated to the City.
A final wetland restoration plan shall be submitted to the City of Port Angeles for review
and approval. Wetland mitigation per the approved final wetland plan shall be
implemented on site and approved by the City of Port Angeles prior to final approval of
the PRD phases that abut the wetland areas. All wetland buffers shall be identified by
some means acceptable to the Director of Community and Economic Development,
posted as an Environmentally Sensitive Area, and surveyed onto the final plat mylar.
Additional wetland conditions may be applied to the wetland permit as its review is
completed.
Fire hydrants shall be placed per the project narrative included in the application. Fire
hydrant locations shall be approved by the Port Angeles Fire Department prior to final
installation of the hydrants.
13.
14.
.
20.
21.
Findings:
.
2.
3.
4.
5.
6.
.
Planmng CommiSSIOn Mmutes
January J J. 2006
Page 7
17.
Twenty (20) feet of clear width shall be required for all fire department access. Cottage
cluster design shall be such that no portion of any structure is more than 150' (measured
as hose lay distance) from fire truck access locations.
All structures located more than a 150' hose lay distance shall be equipped with
residential fire sprinkler systems. The Fire Department shall review and determine the
need for residential fire sprinkler systems.
Proposed 8" sanitary sewer shall be provided as shown per City Urban Standards, and
line size and detention calculations for proposed storm drain shall be required.
The legal description of the subject property of the PRD shall be provided on the face of
the final plat.
At which time any construction is to take place north of Eckard Street. Rook Drive is to
be constructed from Eckard Street to Campbell Avenue including the street and turn
around adiacent to lots M2-M5.
18.
19.
1.
The City received an initial planned residential development site plan on April 18, 2005.
A pre-application meeting was held on March 16, 2005. Following a request for
additional information, letters of clarification, revised site plans, and photographs
depicting housing types were submitted on June 15 and August 23, 2005. The Green
Crow planned residential development and preliminary subdivision applications were
determined to be complete on August 24, 2005.
The revised preliminary plat drawing for Green Crow PRD shows a 43-10t subdivision
proposal. Nineteen (19) lots are designed for cottage homes and are approximately 3,600
square feet in area, 19 other lots are designed for typical single-family homes and average
6,200 square feet in area. The remaining 5 lots are designed for multi-family residential
units.
A Development Agreement was entered into between the City of Port Angeles and Green
Crow, Inc., a Washington corporation (the "Developer") on August 3, 2004, which set
out specific requirements for the PRD, including application submittal dates and
development standards for streets, utilities, open space, wetland mitigation, and fire
protection.
The small lots, though permissible in a planned residential development, are subject to
overall density limitation. The overall density of the Green Crow PRD is 3.9 units/acre.
Port Angeles Municipal Code (P AMC) Chapter 17.19 sets forth the City's requirements
for the approval of planned residential developments, and P AMC Chapter 16.08 sets forth
the City's requirements for the approval of subdivisions.
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
.
7.
8.
9.
10.
.
11.
12.
13.
.
Plannzng CommISSIOn Mznutes
January 11, 2006
Page 8
14.
unless the city can make written findings that these provisions are made. The Green
Crow PRD as conditioned meets the requirements ofRCW 58.17.
The purpose of a planned residential development (PRD) is set forth in Section 17.19.010
as follows:
This Overlay Zone is to provide alternative zoning regulations which permit and
encourage design flexibility, conservation and protection of natural amenities and
critical areas, and innovation in residential developments to those regulations found in
the underlying zone. It is intended that a Planned Residential Development will result in
a residential environment of higher quality than traditionallot-by-lot development by use
of a deSign process which includes within the site design all the components of a
residential neighborhood, such as open space, circulation, building types, and natural
features, in a manner consistent with the public health, safety, and welfare.
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.
The PRD and preliminary plat applications were determined to be complete on August
24, 2005. The City Council must act on the PRD and preliminary subdivision by its
November 15,2005, meeting to be within the 90-day time limit set by RCW 58.17.140.
The applicant may consent to a 21-day extension to the 90-day time limit.
The proposed 18.93-acre Green Crow Planned Residential Development (PRD) and
Subdivision site is located on the south side of Campbell Avenue and east of Porter
Street.
The site slopes downward from south to north with some steep slopes on the northern
portion of the site and relatively flat ground on the southern portion of the site.
The preliminary plat application includes a drawing dated received April 18, 2005, and a
revised drawing received August 24, 2005, prepared for the applicant Green Crow
Properties, Inc., by Wengler Surveying and Mapping Co., provided in Attachments A and
B, and used as the basis of the preliminary plat review. The final plat will be entitled
Green Crow Planned Residential Development and Subdivision.
The site is served by Campbell Avenue and W abash Avenue, and Rook Drive off of Mt
Angeles Road.
The proposal has been reviewed with respect to the Comprehensive Plan, Zoning Code,
and Subdivision Ordinance. The Comprehensive Plan land use designations for the site is
Medium Density Residential (MDR) and High Density Residential (HDR).
Approximately 2 acres of the 18.93 acre property in the PRD is zoned Residential High
Density RHD and the remainder is zoned Residential Single Family RS-9. Other
surrounding properties are also zoned RHD Residential High Density and RS-9
Residential Single Family and either are developed with a mix of low density residential
uses or multi-family residential uses.
The City's Fire, Public Works, Parks and Recreation, and Community and Economic
Development Departments reviewed the proposed planned residential development and
subdivision preliminary plat. Reviewing Department concerns will be addressed in the
recommended conditions of approval.
The proposed Green Crow PRD and Subdivision is inside of the Fire Department four-
minute response area.
15.
16.
17.
.
20.
21.
22.
.
23.
24.
25.
26.
27.
28.
29.
.
30.
31.
Planmng CommISSIOn Mmutes
January J J, 2006
Page 9
18.
Public notice of the PRD and subdivision application was published on September 1,
2005, posted on the site and mailed to property owners within 300 feet of the proposed
subdivision on August 31, 2005. The Department of Community and Economic
Development received two public comment letters, which is provided in Attachment D.
The subject property is identified as Medium Density Residential (MDR) and on the Port
Angeles Comprehensive Plan Land Use Map. 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, Policies B.1-3, Goal I, Objective
1.1; Transportation Element Goal A, Policies A3 and A6; Utilities and Public Services
Element Policy D.1; Housing Element Goal A; Conservation Element Goal A, Policies
A.1-3, Goal B, Policies B.1-B.2, BA, B.16, Objectives B.3-BA; Capital Facilities
Element Policies A.1 0, and B.6 and Policy CA.
The Comprehensive Plan requires concurrency for streets, water service, sanitary sewer
service, and electrical service (Capital Facilities Element Policy A.9).
The Comprehensive Plan recommends concurrency for solid waste collection, stormwater
management, telecommunications service, and emergency services (police, fire and
emergency medical response) (Capital Facilities Element Policy Al 0).
The City's Comprehensive Plan (Land Use Element Goal B) states the intention to have a
community where residential development and use of the land are done in a manner that
is compatible with the environment, the characteristics of the use and the users, and the
desired urban design of the City.
A planned residential development is one of the innovative techniques the City has to
achieve implementation of Open Space and Conservation policies and the desired urban
design of the City.
The proposal meets the minimum site size for a planned residential development. Both
single-family residential units and multi-family units are proposed.
The subject property in the Green Crow PRD and Subdivision is identified by the Port
Angeles Zoning Map as RHD Residential High Density, which allows a density of up to
38.56 units per acre and Residential Single Family RS-7, which allows a density of up to
4.84 units per acre. The revised preliminary plat drawing dated August 24, 2005,
indicates that each lot in the proposed subdivision will be at least 3,500 square feet in
SIze.
The small lot and PRD housing model designs are intended to be modest in costs for new
single family homes, providing starter homes for new families and other first time home
buyers, or options for older citizens looking for opportunity to reduce home and yard
maintenance responsibilities. This small lot housing design is still rather unique to the
City and provides an alternative residential opportunity.
All required utility improvements including potable water, sanitary waste, electrical, and
refuse collection have been provided to the subject site or are available in the area.
The Port Angeles School District currently serves the area, and school capacity is not an
issue with the present trend in declining enrollments.
There are designated school walking routes in the vicinity. Walking paths through the
PRD and sidewalks along Campbell Avenue provide a safe walking route to Mt. Angeles
Road, where transit services are available.
The City's Police, Fire, and Public Works Departments currently serve the site.
Building permits are required for all structures on any approved building lots. All local
Building and Fire Codes apply to any new construction on the subject property.
19.
.
32.
33.
34.
Planmng CommISSIOn Mmutes
January ii, 2006
Page i 0
Clearing and grading permits are required for any initial site development on sites greater
than one acre in size.
The City's State Environmental Policy Act (SEP A) Official issued a Mitigated
Determination of Nonsignificance (MDNS #1125) and adoption of environmental
documents on September 27,2005, satisfying the City's SEP A responsibility.
Trees were removed from the wetland area on February 9, 2005, using cable drag and
crawler equipped traction units to remove logs. A preliminary wetland
restoration/mitigation plan has been submitted to the City of Port Angeles.
Conclusions:
2.
3.
.
4.
5.
6.
7.
.
1.
The conditions of approval of the Green Crow PRD and preliminary subdivision are
consistent with provisions in the City's Zoning Code and Subdivision Ordinance and are
necessary to implement the goals, policies, and objectives of the City's Comprehensive
Plan.
As conditioned, all the necessary public improvements will be installed per the City
Urban Services Standards and Guidelines.
As conditioned, the configuration of the proposed subdivision lots and street layouts
conform to the desired urban design of the City for residential developments in outlying
areas where there is no grid street pattern and where suburban street development
standards are allowed. The curvilinear private streets with a 20-foot paved surface
(signed for no parking along the streets) will reduce stormwater runoff and will provide
adequate access for each residential lot.
As conditioned, the utility services will be provided consistent with the Urban Services
Standards and Guidelines and the Capital Facilities Element of the Comprehensive Plan
level of service standards. Improvements to downstream sanitary sewer capacity have
been provided and no further capacity improvements are needed for the additional units
of Green Crow PRD.
The small lots proposed for the Green Crow PRD and subdivision are desired for several
reasons: 1) the geographical and BP A easement constraints on the site; 2) the mixed
types of housing already located in the zone and vicinity; 3) the provision of affordable
homes for new families and other first time home buyers; and 4) the lots satisfy the
desired urban design of the City, except for their small size, which fits the density
requirements of the RHD and RS-9 Zones and the PRD Overlay Zone.
This is not the basic urban land use pattern for the City's higher density multi-family
residential neighborhoods that are located on and adjacent to the north of this site. The
density is much more like a single-family residential neighborhood, and the street and
block system is more like outlying areas. The site is a mix of high-density zoning and
low-density zoning. While it does not meet the high-density purposes of the RHD Zone,
it does provide for a variety of densities with surrounding open spaces consistent with the
PRD Overlay Zone.
The Green Crow PRD and Subdivision provide an alternative residential development
design to the basic single family residential neighborhood and the basic multi-family
residential neighborhood in a manner that is affordable as starter homes for new families
and other first time home buyers. Conditions are recommended that would satisfy the
PRD standards that are not included in the proposal plans.
.
.
.
9.
14.
15.
Planmng CommiSSIOn Mmutes
January 11, 2006
Page 11
8.
As conditioned, the Green Crow PRD and Subdivision preliminary plat is consistent with
the Comprehensive Plan and Zoning Code.
As conditioned, the Green Crow PRD and Subdivision preliminary plat is in conformance
with the Port Angeles Subdivision Ordinance, Chapter 16.08 PAMC, and the Washington
State Subdivision Act, Chapter 58.17 RCW.
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.
As conditioned, the public interest is served in the preliminary approval of planned
residential development and platting of the subdivision as articulated in the City's
Comprehensive Plan, Zoning Code, and Subdivision, Ordinance. The subdivision
provides for development of new homes within the City of Port Angeles consistent with
the Growth Management Act and beneficial to the City's tax base.
The City Engineer must approve the final drainage plan, and the City's stormwater
drainage standards will require that the proposed development not impact downstream
properties anymore than pre-development conditions. The drainage and erosion control
plans also are subject to the Department of Ecology NPDES permit.
A portion of the site open space area is located under the BP A transmission lines.
Electro-magnetic force (EMF) fields are not regulated by local jurisdictions, and,
therefore, the EMF environmental impacts have not been analyzed in this review.
The Green Crow proposal is designed to meet the 30% common usable open space
requirements ofPAMC 17.19.050. Available open space on the site plan appears to be
slightly more than the 5.7 acres of recreational area required of the approximately 18.93
acre site.
The P AMC Chapter 17.19 Planned Residential Development Overlay Zone and Chapter
16.08 Subdivision Regulations allow for variations from standards variations in street
improvements, blocks, lots, and building line setbacks.
10.
11.
12.
13.
Commissioner Mathews seconded the motion which passed 6 - o.
COMMUNICATIONS FROM THE PUBLIC
None
STAFF REPORTS
None
REPORTS OF COMMISSION MEMBERS
None
Planmng CommiSSIOn Mmutes
January 11, 2006
Page 12
.
ADJOURNMENT
The meeting adjourned at 8:45 p.m.
~cJS:7Yl~
ark Madsen, Secretary
PREPARED BY: S. Johns and N. West
.
.
· FORT,ANGELES
WAS H I N G TON, USA
PLANNING COMMISSION ATTENDANCE ROSTER
AND TESTIMONY SIGN-UP SHEET
PLEASE SIGN IN
Meeting Agenda of: / - /1- Ob
To help us provide an accurate record of those in attendance, please sign in. Your
signature acknowledges your presence. If you plan to testify, by your signature below, you
certify that the testimony given is true and correct under penalty of perjury by the laws of the
State of Washington. Signature below DOES NOT REQUIRE you to testify.
NAME:
l.,o.n i;-, /;-rY/W.J bAA j
~AA ~ Jtol&~'
, -.
~AL~ VOuJ~C-l.-
~--;r1l J A ~A -' /
///To./ A Y
WI'/) ~f of?-
ADDRESS:
4-G4-E.#1Jv~..J If/f
7~.3 fiMZ~ PA.
J L[ l-{ E PA~/t:: P A
J h /7 5 f1t,r./)- A. ,,- ~ jJ/If
! ~ !J()X IcttJt /ff-
Agenda Item No.
.
"-
"
.
c: \MyFlles\FORMS\Mtgrostpc. wpd
· FORT ,ANGELES
WAS H 1 N G TON, USA
PLANNING COMMISSION ATTENDANCE ROSTER
AND TESTIMONY SIGN-UP SHEET
PLEASE SIGN IN
Meeting Agenda of: / - II ~ 0 (,
To help us provide an accurate record of those in attendance, please sign in. Your
signature acknowledges your presence. If you plan to testify, by your signature below, you
certify that the testimony given is true and correct under penalty of perjury by the laws of the
State of Washington. Signature below DOES NOT REQUIRE you to testify.
.
NAME: ADDRESS: Agenda Item No.
-rtrtet' kh I~I~ [tb~~~ V1 A-- \ CfZ1 ~ 2-
117 I J
.
C: \My Flles\FORMS\Mtgrostpc. wpd