HomeMy WebLinkAboutMinutes 01/26/2005
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pORT ANGE,LES
WAS H I N G TON, U. S. A.
DEPARTMENT OF COMMUNITY DEVELOPMENT
AGENDA
PLANNING COMMISSION
321 East Fifth Street
January 26, 2005
6 p.m.
CALL TO ORDER
II.
ROLL CALL
III.
APPROVAL OF MINUTES: ~egular meeting of December 8,2004
IV.
PUBLIC MEETING:
REZONE PROPOSAL - REZ 04-02 - LaRUE: 1400 Block West Eighth Street:
Proposal to rezone approximately 35,000 square feet from RS-9 Residential Single
Family to RHD Residential High Density.
FINAL SUBDIVISION - LUDWICK: Del Guzzi Drive: Review of a proposed 11
unit residential subdivision in the RS-9, Residential Single Family zone.
V. PUBLIC HEARINGS:
SUBDIVISION - NORTH PENINSULA HOME BUILDERS: Between W.I0th
Street and W. 12th Street. west of"N" Street: Proposal to subdivide 5 acres in the RS-9
Residential Single Family zone into 18 residential lots.
VI. COMMUNICATIONS FROM THE PUBLIC
VII. STAFF REPORTS
VIII. REPORTS OF COMMISSION MEMBERS
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IX. ADJOURNMENT
PLANNING COMMISSIONERS Fred HeWinS (ChaIr), Len Rasmussen (VIce ChaIr)
PLANNING STAFF. Brad Colhns, DIrector, Scott Johns, ASSOCIate Planner, Sue Roberds, ASSistant Planner
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MINUTES
PLANNING COMMISSION
Port Angeles, Washington 98362
January 26, 2005
6:00 p.m.
ROLL CALL
Members Present:
Leonard Rasmussen, Cindy Souders, Ray Gruver, Jim
Hulett, Nason Beckett
Member Excused:
Fred Hewins
Staff Present:
Sue Roberds, Scott Johns, Jim Mahlum
Public Present:
Gene and Chris Mouret, Tyler Ahlgren, Roger Stigen, Steve
Zenovic, Linda deBord, Tracy Gudgel, Kelsey Shindeler, Jim
Wengler, Bill LaRue, James Schouten
APPROVAL OF MINUTES
The December 8, 2005, Planning Commission Minutes were placed in the file for the record.
As the majority of the Planning Commission resigned at that meeting, it was determined that the
action would simply be filed for the record without a quorum approval.
PUBLIC MEETINGS:
REZONE PROPOSAL - REZ 04-02 - LaRUE: 1400 Block West Eighth Street:
Proposal to rezone approximately 35,000 square feet from RS-9 Residential Single Family
to RHD Residential High Density.
Assistant Planner Sue Roberds presented the Department's report and responded to questions
from the Commission regarding the timing ofthe Comprehensive Plan Land Use Map designation
for the property and any subsequent actions or changes in the area since that decision. Ms. Roberds
responded that there have been no apparent changes in development in the area since the 1998
redesignation.
In response to a question raised by the Commission in reference to a letter from a neighbor
regarding stormwater runoff in the area at the present time, Associate Planner Scott Johns responded
that stormwater runoff from ultimate site development cannot exceed pre construction quantity or
velocity. While resulting site development will not be allowed to negatively impact existing site
development in the area, problems that currently exist are not the responsibility of the subject
property owner. Existing conditions may be improved by eventual site drainage control.
Planner Roberds pointed out that as the site is below the City's one acre threshold, the City's
clearing and grading application process will not apply, however, any development in the City must
observe specific development standards relative to stormwater control and site development. Jim
Mahlum, Civil Engineer for the City of Port Angeles Public Works and Utilities Department agreed.
Commissioner Rasmussen noted, in response to a comment by Commissioner Gruver, that
10 housing units (5 duplexes) could be built on the subject property in the RMD Residential Medium
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January 26, 2005
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Density zone, 30 units could be built on the subject property in the RS-7 Residential Single Family
zone, and a maximum of 10 units (5 residences with 5 accessory residential units) could be built in
the RS-7 Residential Single Family zone. Commissioner Rasmussen believed that the Eighth Street
corridor establishes a natural boundary line and that no residential high density housing should be
allowed north ofthe corridor in this area. Commissioner Gruver responded that, in his opinion, the
more logical boundary would be the 7/8 and the 8/9 Alleys not Eighth Street because uses each side
of Eighth Street would and should act as buffers from the excess traffic activity associated with a
main traffic corridor. A mix of residential uses along such a corridor would then be consistent with
the vision established in the Comprehensive Plan Land Use Map for the area.
There being no further discussion, Commissioner Gruver moved to recommend that
the City Council approve the rezone as proposed citing the following findings and conclusions:
Findings:
1. On October 21, 2004, executor of the LaRue family trust, Bill La Rue, submitted an
application for the rezone of Lots 11 - 15, Block 245, Townsite of Port Angeles, from RS-7,
Residential Single Family, to RHD, Residential High Density. The site is located in the
1400 Block of West Eighth Street, at the northeast comer ofthe intersection of West Eighth!
"H" Streets.
2.
The undeveloped subject site is comprised of five standard 50' x 140' Townsite lots for a total
of 35,000 square feet.
3. The purpose of the RHD zone (PAMC 17.15) is as follows: "This is a high density
residential zone for multi-family residential structures. Compatible uses may be allowed on
Conditional Use Permits but the zone is still regarded as a residential area, and commercial
enterprises are not generally felt to be compatible. Few nonresidential uses are allowed in
this zone and then only conditionally, because of land use impacts associated with
nonresidential uses. "
4. Surrounding adjacent zoning includes Residential High Density (RHD) and Community
Shopping District (CSD) to the south, Residential Single Family (RS-7) to the west, north,
and east, and Public Buildings and Parks (PBP) one block east of the site. Developed
properties in the area are consistent with underlying zoning designations (single family and
commercial). Undeveloped property in the area includes the subject property, property south
and east of the site which is zoned RHD, and property zoned CSD in the block south and
west of the site.
5. At ultimate build out, the 5 subj ect lots could result in the development of a maximum 38.56
units. Residential development in the CSD zone may develop to RHD standards. The
existing RS-7 zone allows a maximum density of9 residential units per acre with a potential
for an accessory residential unit or a duplex.
6.
A rezone proposal cannot be considered a spot zone if it meets the following tests: 1) the
parcel of land has not been singled out for special and privileged treatment; 2) the singling
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January 26, 2005
Page 3
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out is in the public interest and not only for the benefit of the land owner; and 3) the action
is in accordance with the Comprehensive Plan.
7.
The Comprehensive Plan Land Use Map designates the site as High Density Residential
(HDR). Properties adjacent to the subject property are designated Commercial (C), High
Density Residential (HDR), and Low Density Residential (LDR) on the Comprehensive Plan
and Land Use Map.
8.
The Comprehensive Plan was reviewed in its entirety with respect to the proposal. The
following elements, goals, and policies were found to be relevant to the proposal: Growth
Management Element Goal A, and Policy A and A1.a; Land Use Map Goal and Policies
Goal A, Policy A2; Land Use Element Residential Goals and Policies Goal B, Policies B.1,
3, and 4, Goal C, and Policy C.1, 2, 3, and 4.
9.
The City's inventory ofland zoned Residential High Density (RHD) is approximately 127
acres with only 12 acres undeveloped. A downzone is currently being proposed of
approximately 34 acres ofthe property zoned RMD to Residential Single Family in the City
for environmental reasons. The proposed rezone would replace less than one acre of the
area-wide downzoned multiple unit property.
10.
The State of Washington Growth Management Act (GMA) of 1992 encourages the
development of urban properties to specific densities. Mandates to provide an adequate
supply of low density, medium density, and high density residential properties were
established under the GMA with specific standards as to where such areas should be located.
Criteria for locating medium and high density residential uses along arterial streets where
public transportation is normally available; the provision of public utilities including water,
power, stormwater, sewer, trash pickup, and communication services; public recreational and
educational uses located nearby; and the ratio of inventory of multiple residential land
available for development are som,e of those standards.
11. The SEP A Responsible Official adopted a previously issued Determination of Non-
Significance (DNS) for the proposal on December 2,2004. The DNS adopted was originally
issued for the 1998 Comprehensive Plan Land Use Map change for the property from Low
Density Resi<iential to High Density Residential.
12.
The originally noticed written public comment period for the Planning Commission meeting
ran from November 15 to November 29, 2004. Mailing labels were provided by the
applicant. Due to the lack of a quorum on December 8, 2004, the Planning Commission was
unable to review the proposal. A new notice was posted on January 5,2005, on the property
and in the Peninsula Daily News with a comment period that expired on January 21,2005.
Surrounding property owners were notified that the request was for high density residential
zoning. No new comments were received as a result of the additional notice provided to
property owners.
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13.
Seven letters of written comment objecting to the proposed rezone were originally received
from property owners residing north ofthe subject site in the single family residential zoned
area. The residents objected to the proposed rezone citing traffic, drainage, view, and
property value issues. Those letters were included in staffs continued review of the
proposal.
14. Future development of the subj ect property will include engineered drainage and stormwater
design. Drainage and stormwater concerns will not be required ofthe property owner, or any
ofthe existing property owners in the area without future development. Development in an
area is the impetus for needed infrastructure improvements.
Conclusions:
1. The site was designated High Density Residential on the City's Comprehensive Plan Land
Use Map in 1998 after public review of a potential change from (LDR) low density single
family to high density residential (HDR). The proposal is therefore consistent with the
Comprehensive Plan Land Use Map.
2.
The proposed rezone would allow for the development and infill of undeveloped property
consistent with the Growth Management Act's requirement that economic development be
consistent with the adopted Comprehensive Plan that encourages growth in areas within the
capacity of the region's public services and facilities. The Comprehensive Plan residential
land use element goals and policies encourage medium and high density housing in
residential zones consistent with available public utility and recreation services. Residential
land should be developed on the district and neighborhood concept. Single family and multi-
family homes, parks, schools, churches, day care and residential services, and district
shopping areas are all legitimate components of district development and enhancement.
3. The site, located adjacent to high density and commercially zoned property on a City arterial
street, can provide a logical transition between land uses that will not adversely impact the
existing development in the area.
4. The rezone is in the public interest and is compatible with the surrounding zoning and land
uses and will allow development of the site to a higher density that has been identified as
desired for the area by the City through its Comprehensive Plan Land Use Map designation.
5. The proposal will minimally add to the City's inventory of RHD zoned land for
development. There is not an excessive inventory of high density land available land for
development in the City.
6.
Development of multi family properties must be done as required by the City of Port Angeles
Stormwater Quality Management Plan with other site improvements as required following
approval of an engineered site design.
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The motion was seconded by Commissioner Souders and passed 4 - 1 with
Commissioner Rasmussen voting in the negative. Commissioner Rasmussen noted that as the
Comprehensive Plan Land Use Map change had been applied for by the applicant, and now the
rezone appears to be beneficial only to the applicant, he could not vote in favor of the proposal.
FINAL SUBDIVISION - LUDWICK: Del Guzzi Drive: Review of a proposed 11 unit
residential subdivision in the RS-9, Residential Single Family zone.
Assistant Planner Sue Roberds reviewed the Department report and responded to various
questions regarding improvements and bonding for improvement to the Lindberg Road right-of-way
in lieu of improvement to that street. The applicant would prefer to construct the road improvements
rather than bond, however, due to the existing weather conditions, he may have to bond the
improvements for a short time. Planner Roberds indicated that the subdivision includes a minor
boundary line adjustment in favor of the neighboring (east) property owner in order to account for
an existing property line encroachment.
Following brief discussion, Commissioner Souders moved to recommend approval ofthe
final subdivision subject to the following findings and conclusions:
Findings:
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1.
Property owners Mr. and Mrs. Bill Ludwick submitted a request for final approval of an 11
lot subdivision on December 30, 2004. The property is identified as being Lot 1 ofthe Ennis
Creek Estates Survey recorded October 25, 1985, located north of the intersection of
Lindberg Road and Del Guzzi Drive. The entire site is approximately 5 acres in size.
2. The subject property is identified on the Port Angeles Zoning Map as Single Family
Residential (RS-9) which allows a density of up to 9 units per acre. Each lot in the
subdivision will be at least 9,000 square feet in area and is consistent with the approved
preliminary plat..
3. Chapter 16.08 ofthe Port Angeles Municipal Code (P AMC) sets forth local requirements for
the final approval of subdivisions. Section 16.08.070(G) P AMC provides that the Planning
Commission shall examine the final plat along with the recommendations of the City
Departments and shall forward a recommendation thereon to the City Council which shall
either approve or disapprove the final plat following a public hearing.
4.
The Revised Code of Washington RCW 58.17 contains the State's guidelines for the uniform
division ofland within the State. 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 and 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 and other public
ways, transit stops, potable water supplies, sanitary wastes, parks and recreation,
playgrounds, and schools 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
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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.
5.
The subdivision was preliminarily approved on August 3, 2004, with 7 conditions.
6.
The subject property is identified as Low Density Residential (LDR) on the Port Angeles
Comprehensive Plan land use map. The purpose of the City's RS-9, Residential Single
Family zone is a low density residential zone intended to create and preserve urban single
family residential neighborhoods consisting of predominantly single family homes on larger
than standard Townsite-size lots. Uses that are compatible with and functionally related to
a single family residential environment may be located in this zone.
7.
The Port Angeles Public Works and Utilities, Parks, and Fire Departments reviewed the final
proposal and had no concerns after that review. The Public Works and Utilities Department
has approved a bond for 150% of the cost of construction of a portion of Lindberg Road
adjacent to proposed Lot 1. The work cannot be acceptably completed during the winter
months as it is road construction and materials are not available. The work will be
completed as materials are available in the spring, 2005.
8.
The site is served by City water, power, sewer, refuse pickup, and emergency services, and
cable and telecommunications services are available to the subject lots.
9. Site development was done per an approved engineered clearinglgradinglstormwater plan
submitted by Zenovic and Associates due to the historic drainage concerns in the area.
Easements for utilities and access to lots are provided on the face of the mylar and will be
filed along with the final document.
10. The Comprehensive Plan requires concurrency at the time of development for streets, water
service, sanitary sewer service, and electrical service (Capital Facilities Element Policy A.9)
and should require concurrency at the time of development for solid waste collection,
stormwater management, telecommunications service, and emergency service (Capital
Facilities Element Policy A.l 0). The City should not approve any development that will not
be served at or greater than a city-wide level of service standard of9 acres of parks per 1,000
population within six years from the time of development (Capital Facilities Element Policy
A.ll).
11. The lots are served off Del Guzzi Drive, a fully improved street, or Lindberg Road, which
is developed to low impact development standards for suburban areas except for the south
frontages of Lots 1 and 4 which are bonded for improvements when the weather becomes
less inclement. Neither Del Guzzi Drive nor Lindberg Road are school walking or bus
routes.
12.
Building permits are required for all structures within the subdivision. All local building and
Fire Codes will require compliance during construction including residential sprinkler
systems.
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13.
The Port Angeles School District has been notified ofthe subdivision development to allow
planning for needed school facilities and routes.
14. The City's Parks and Recreation Department responded that the the level of service for the
area will not be hampered as a result of the development. The City's LOS for parks and
recreational services is 1/3 acre for 1,000 population and must be provided within six years
from the time of development.
15. The City's State Environmental Policy Act (SEPA) Responsible Official issued a
Determination of Non significance for the preliminary subdivision on July 8,2004, therefore
satisfying the City's responsibility under the Act.
16. The Planning Commission's decision is a recommendation to the City Council who will
conduct a public hearing on the final plat approval ofthe subdivision. The Commission acts
as the City's hearing body for preliminary subdivision approval. Reports are advisory only
to ensure compliance to the City's Comprehensive Plan and to planning standards and
specifications adopted by the City.
17. The site was conspicuously posted on January 7, 2005, in accord with Section 16.08.070(G)
P AMC which prescribes notification for the approval of a final subdivision. No written
comments have been received to date.
Conclusions:
A. As conditioned, the proposed final subdivision is consistent with the Port Angeles
Comprehensive Plan, Zoning Code, Subdivision Ordinance (Chapter 16.08 PAMC), and
Chapter 58.17 RCW of the Washington State Subdivision Act. Development of Phase I is
in compliance with the conditions of preliminary approval of the subdivision approved on
August 3, 2004.
B. Appropriate provisions were 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 in the preliminary approval and remain in
effect.
C. Signage educating residents and visitors as to the prohibition of on-street parking will ensure
that streets developed to the City's low impact development standards will remain passable
for public safety situations when on-street parking could prevent ease of passage for
emergency vehicles and sight distance safety issues.
D.
Clearing and grading activities will be done under an approved engineered
clearinglgradinglstormwater drainage plan that will address existing drainage and future
stormwater issues as a result of development through the subdivision process.
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E.
The preliminary proposal was reviewed with respect to the Comprehensive Plan and was
found to be in compliance with the Plan's goals and policies for residential development.
F. The public interest is served in the platting of this subdivision as articulated in the City's
Comprehensive Plan, Subdivision, and Zoning Ordinances. The subdivision provides for
development of new homes within the City of Port Angeles consistent with the State of
Washington Growth Management Act.
The motion was seconded by Commissioner Hulett and passed 5 - o.
PUBLIC HEARINGS:
Chair Hewins indicated that those who testify must sign the "Sign In" log and affirm that
their testimony will be truthful to the best of their knowledge.
SUBDIVISION - NORTH PENINSULA HOME BUILDERS: Between W.I0th Street
and W. 12th Street. west of"N" Street: Proposal to subdivide 5 acres in the RS-9 Residential
Single Family zone into 18 residential lots.
Associate Planner Scott Johns reviewed the Department's report and responded to questions
regarding required improvements. He provided a Power Point presentation indicating proposed
development ofthe subdivision in three phases. Vice Chair Rasmussen opened the public hearing.
Vice Chair Rasmussen expressed concern with the number of residential lots that have been
platted in the past year in the subject area without accounting for recreational needs. He was
uncomfortable continuing the trend. Impact fees were briefly discussed. The Commission took a
break at 7:10 p.m. The meeting reconvened at 7:20 p.m. and Vice Chair Rasmussen opened the
public hearing.
Linda deBord, 1309 East Jlh Street, spoke as president of the North Peninsula Building
Association (NPBA) in favor ofthe proposal. She noted that the subdivision proposal is a result of
a partnership between the Association, the Port Angeles School District, the City of Port Angeles,
and Peninsula College in support ofthe Future Builder's program which supports technical training
to the community. Attendance and enrollment at the High School is steadily growing for the activity
and the subdivision will ensure that the program will continue for an additional 9 to 18 years to
come. Normally, one home is constructed per year, however, given the interest over the past two
years, it is anticipated that two homes a year may be constructed. The Future Builder program is self
supporting and funds are distributed as (113) construction funding, (1/3) scholarships, and (113)
school support. The program helps train future tradespeople while supplying quality homes. The
program has been very successful and the proposed subdivision is hoped to be an example ofthe best
available techniques in construction. She added that, in general, the Association does not believe
that the City's low impact development standards actually provide the amenities of development that
people who live in the City expect of urban neighborhoods. Although the subdivision location
allows for low impact development standard streets, the intent is to work with City staff to
incorporate innovative techniques in design of the streets and neighborhood landscaping that will
exceed minimum standards while remaining affordable. It is hoped that the neighborhood
development will set a new higher standard for moderate income development. If the City decides
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at a future point to develop property in the area as a park, the Association will be a willing partner
in that development.
Tracey Gudgel, Polaris Engineering, 505 South Peabody Street, agreed that the intent of
the building association is to provide a first class neighborhood that will set an example to other
developers developing similar neighborhoods. He explained that the intent is to develop temporary
cul-de-sacs at the end of each phase that will meet Fire Department requirements. Cul-de-sacs are
preferred during construction ofthe phases to discourage through traffic prior to completion of the
subdivision. Upon final build out, the interior street will connect to West 10th Street and will tie in
to the improvements while participating in late comers fees as required for that roadway
improvement. It may be desired to tie in to West 10th Street with build out of Phase 2, which would
provide a through street between 10th/12th Street at that time, and it is hoped that decision will be
allowed to be made at that time. Temporary storm detention will be provided at each phase with
final storm detention at full build out.
Linda deBord responded to Commissioner Hulett that they proposed to develop West
Twelfth Street first rather than West Tenth Street to allow for the accumulation of construction
funding in order to complete the project. It is believed that beginning the development from West
Tenth Street would be more costly.
There being no further testimony, Vice Chair closed the public hearing. Vice Chair
Rasmussen expressed strong support for and commended the NPBA for its efforts in developing and
continuing its commitment to ensure that the program is available for future students and home
purchasers for many years to come.
The Commission continued to discuss proposed street improvements and phasing
development. In response to a question from Commissioner Souders, Tracey Gudgel responded that
detention ponds would be used during construction ofthe first two phases with approval ofthe City
Public Works and Utilities Department. Improvements to West 12th Street will be placed with final
of Phase 1.
In response to Commissioner Souders, Bill Roberds, 54 West Misty Lane, stated, as a
director on the Association board, that the property has been stumped and cleared and is relatively
flat with only a gentle slope so very little additional clearing/grading will need to be done for the first
building site. The subdivision is anticipated to provide building sites for up to 18 years for the
building program but could be reduced to 9 years if the enrollment trend continues. The desire to
phase the project is due to the more unconventional nature of the development timeline. The
subdivision development, while methodical, is not expected to be completed in a conventional time
period but is intentionally an extended development. When the interior street connects to West 10th
Street, it is expected that late comers costs will be paid to whoever has developed that street in the
meantime or improvements will be made.
Chair Rasmussen ask staff to add a condition regarding the projects phasing, make
corrections to conditions 3 and 6, and finding 9 to reflect points that were covered during the
discussion. A short recess was taken to allow staff to make the requested changes.
Following continued discussion regarding proposed phasing, street improvement, and access,
Commissioner Hulett moved to recommend approval of the preliminary subdivision to be
constructed in three phases citing the following findings and conclusions:
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Conditions:
1. The subdivision may be built in three phases with the first phase being Lots 1, 2, 3, 16, 17,
and 18, the second phase being Lots 4,5,6, 13, 14, and 15, and the third phase being Lots
7, 8, 9, 10, 11, and 12. Stormwater detention ponds will be created and utilized for each
phase with final stormwater improvements installed with the final phase. Cul-de-sacs shall
be constructed for emergency turn around at the north end of each phase as development of
the interior street will be completed with each phase.
2. The interior street shall be designed, named, dedicated, and constructed per the City's
suburban service standards, which includes at minimum a 20' asphalt surface with ditches
and a minimum 4' pedestrian walking path separated from the roadway by the ditch prior to
approval of the final plat. If interior streets are built to suburban low impact development
standards, and are less than 36 feet in total width, signage shall be placed on the interior
street indicating that on-street parking is prohibited along both sides of the streets.
3.
Thirty (30') feet of right -of-way shall be dedicated along the West 12th Street frontage ofthe
property a distance of approximately 230'. Ten (10') foot of asphalt must be placed north of
the platted centerline along the property width of West 12th Street with shoulder, ditch, and
pedestrian walking path per the City's suburban road standards. Improvement to "N" Street
is not required due to a lack of right-of-way east of the site.
4.
Fire hydrants shall be placed and spaced as required by the City's Fire Department to a
maximum 1000' of separation distance.
5. Wording shall be placed on the final plat and recorded with the County Auditor upon filing
ofthe final subdivision indicating that all residences shall be fitted with residential sprinkler
systems prior to occupancy.
6. Utility service to the subdivision shall be underground.
7. Prior to final plat approval, an 8 inch water service shall be extended to the lots as required
by the Public Works and Utilities Department.
8. Stormwater improvement plans shall be submitted for approval per the City's Urban Services
Standards and Guidelines and installed prior to final plat approval.
9. Sanitary sewer shall be extended to the new lots as required by the Public Works Department
from either West Tenth Street or West Twelfth Street.
10. Building setback areas shall be identified on the final plat and address numbers provided by
the City's Building Division shall be placed on the lots.
11.
The final plat shall indicate that the William R. Fairchild International Airport is located in
the vicinity and that ongoing airport operations exist.
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Findings:
1. Preliminary approval is for the 18-unit subdivision submitted by Zenovic and Associates on
January 26, 2005, for North Peninsula home Builders, identified as being the West Yz of
Suburban Lot 55 within the Townsite of Port Angeles and located 900 feet west of"N" Street
between West 10th Street and West 12th Street. The site is approximately 5 acres in size and
is rectangular in configuration.
2. The subject property is identified by the Port Angeles Zoning Map as Single Family
Residential (RS-9) which allows a density of up to 7 units per acre. The proposed drawing
indicates that each lot in the proposed subdivision will be at least 9,000 square feet in area.
3. Chapter 16.08 ofthe Port Angeles Municipal Code (P AMC) sets forth local requirements for
the approval of subdivisions and Section 16.08.050(B)(1) P AMC 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 of90 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.
4.
The Revised Code of Washington RCW 58.17 contains the State's guidelines for the uniform
division ofland within the State. 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 and 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 and other public
ways, transit stops, potable water supplies, sanitary wastes, parks and recreation,
playgrounds, and schools 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.
5. The Port Angeles Public Works, Light, Parks, and Fire Departments reviewed the proposed
short plat. Their comments and specific conditions have been incorporated in the
Department's recommendation. Water, power, garbage pickup, telecommunications, sewer,
and emergency services are available within acceptable standards to the site or will be
extended through conditions to the preliminary plat.
6. The subject property is identified as Low Density Residential (LDR) on the Port Angeles
Comprehensive Plan land use map and is located in the City's Northwest Planning Region.
7.
The Comprehensive Plan requires concurrency at the time of development for streets, water
service, sanitary sewer service, and electrical service (Capital Facilities Element Policy A.9)
and should require concurrency at the time of development for solid waste collection,
Planmng CommiSSIOn Mmutes
January 26, 2005
Page J 2
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stormwater management, telecommunications service, and emergency service (Capital
Facilities Element Policy A.I0). The proposal has been reviewed with respect to the
Comprehensive Plan and the following Comprehensive Plan policies are relevant to the
proposal: Growth Management Element Goal A; Land Use Element Goal A, Policy A.2,
Goal B, Policy B.l, B.2, B.3, and BA, Goal C; Transportation Element Goal A, Policy A.3,
A.6, B.I0, B.ll, B.14, and B.18; Utilities and Public Services Element Policy C.2; Capital
Facilities Element Goal A, B, PolicyB.l, B.3, BA, B.5, B.6, B.7, C.2, C.3, CA, and C .5.
8.
The purpose ofthe City's RS-9, Residential Single Family zone is a low density residential
zone intended to create and preserve urban single family residential neighborhoods
consisting of predominantly single family homes on larger than standard Townsite-size lots.
Uses that are compatible with and functionally related to a single family residential
environment may be located in this zone. Because of land use impacts associated with
nonresidential uses, few nonresidential uses are allowed in this zone and then only
conditionally. This zone provides for a variety in the urban land use pattern for the City's
single family residential neighborhoods, following a curvilinear street system of nonthrough
public and private streets with irregularly shaped lots, minimum 75-foot front lot lines, and
60-foot rights-of-way for collector arterial streets in large rectangular blocks and usually
located in outlying areas with large tracts of vacant buildable land
9.
The site is currently served by West Tenth Street and West Twelfth Street, from "N" Street.
None of the access streets are fully improved. Improvements to West 10th Street will be
required such that the final roadway is improved to current urban services standards and
guidelines. "N" Street is a collector arterial and a designated school walking route but is not
a designated bicycle route. The City's Urban Services and Guidelines Standards (Section
3G.I00 Street Trees and Landscaping) states that street trees shall be planted on arterial
streets in the City and in other specified areas. Right-of-way dedication and improvement
for a ditch and pedestrian walking path are required along the site's southern frontage of30
feet for the continued development of West Twelfth Street.
10. The City's low impact development standards for suburban areas were adopted in 2003 with
the restriction that subdivisions developed under the reduced standards would not allow for
on-street parking. Site development and design for residential lots developed under the
lower impact standards need to accommodate resident parking and visitor parking on-site.
11.
The proposal was reviewed with regard to the City's Subdivision Ordinance (Section 16.08
P AMC) which provides specific design standards which are expected of subdivisions within
the City limits while the City's Urban Services Standards and Guidelines indicates that street
trees should be planted along arterial streets and provides guidance for such placement and
tree species. The design standards identified in Section 16.08.060 F P AMC state that street
trees are a protection against excessive heat and glare and enhance the attractiveness and
value of abutting property. The City will assist the subdivider in location oftrees and species
to use under varying conditions. It is recommended that trees be planted inside the property
lines where they are less subject to injury, decrease the chance of motor accidents and enjoy
more favorable conditions for growth. If trees are to be planted within a planting strip in the
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Plannzng CommiSSIOn Minutes
January 26, 2005
Page 13
right-of-way, their proposed locations and species to be used are to be submitted for review
and approval by the City.
12.
There are no environmentally sensitive areas on the site. The site slopes to the northwest.
The site is not considered a frequently flooded area and is not listed on the Federal
Emergency Management Act (FEMA) maps which denote those areas that are within 100-
year flood areas.
13.
The owner of a construction site which disturbs a total of five acres or more of land area that
has a discharge of stormwater to a surface water or storm sewer system must apply to the
State Department of Ecology for a General Permit for Stdrmwater Discharge Associated with
Construction Activities.
14.
Building permits are required for all structures within the subdivision. All local building and
Fire Codes shall be complied with during construction including residential sprinkler
systems.
15.
The Port Angeles School District has been notified ofthe development to allow them to plan
for needed public school facilities and routes. The Port Angeles School District provides
school bus pick-up for students at Hamilton Elementary School and Stevens Middle School
at 12th and "N" Streets.
16.
The City's Parks Department responded that they are aware ofthe preliminary proposal and
do not believe the level of service for the area will be hampered as a result of the
development. The City's LOS for parks and recreational services is 1/3 acre for 1,000
population. An undeveloped wooded property donated to the City for a park use is located
less than 1/4 mile east of the subject site along "N" Street. The nearest public playground
area is located approximately three-quarters of a mile north (Crown Park) or one mile
southeast (Lincoln Park).
17. The site will be serviced by the City's Police, Fire, and Public Works Departments. All
utilities including potable water, sanitary waste, and refuse collection are available in the
area. Transit service is available along "N" Street east of the site.
18. The City's State Environmental Policy Act (SEPA) Official issued a Determination of
Nonsignificance for the preliminary subdivision on January 10,2005, therefore satisfying the
City's responsibility under the Act.
19. The William R. Fairchild International Airport is located south of the site. Port of Port
Angeles staffhas been notified ofthe proposed subdivision proposal and per agreement with
the Port, it is expected that those who purchase properties in the final subdivision will be
aware of the existing on-going airport operation.
20.
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
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Plannzng CommIssIon Mmutes
January 26, 2005
Page 14
are advisory only to ensure conformance ofthe proposed subdivision to the general purposes
ofthe City's Comprehensive Plan and to planning standards and specifications adopted by
the City.
21.
Property owners within 300 feet of the proposed subdivision were mailed notice of the
proposal on December 22, 2004. The property was posted on December 22, 2004, and
publication appeared in the Peninsula Daily News on December 19, 2004. No written
comments have been received.
Conclusions:
A. As conditioned, the proposed short plat 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, and Chapter 58.17 RCW of the Washington State Subdivision Act
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. As conditioned, if minimum suburban street standards are used, signage educating residents
and visitors as to the prohibition of on-street parking will ensure that interior streets remain
passable for public safety situations where on-street parking could prevent ease of passage
for emergency vehicles and sight distance safety issues.
E. As conditioned, the public interest is served in the platting ofthis subdivision as articulated
in the City's Comprehensive Plan, Subdivision, and Zoning Ordinances. The subdivision
provides for development of new homes within the City of Port Angeles consistent with the
State of Washington Growth Management Act.
The motion was seconded by Commissioner Gruver and passed 5 -0.
COMMUNICATIONS FROM THE PUBLIC
None
STAFF REPORTS
Planner Johns outlined the schedule for the 2005 review of the Comprehensive Plan. The
interim Commissioners agreed that they should not plan on beginning such a large project as their
appointments were temporary and the work should be done by the newly appointed Commission
members. When informed that the City's Municipal Code requires that amendments be processed
Planmng CommiSSIOn Mznutes
January 26, 2005
Page 15
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within a given time frame each year, Commissioner Gruver moved to suggest that the Council
consider an emergency amendment upon advice ofthe City Attorney. Commissioner Souders
seconded the motion, which passed 5 - O.
Planners Roberds and Johns thanked the interim Commissioners for their emergency efforts
in accepting short term positions to enable business to continue in the City in the wake of the
resignation of a majority of the Planning Commission members. Their support is appreciated and
their expertise noticeable.
REPORTS OF COMMISSION MEMBERS
None
ADJOURNMENT
Brad Collins, Secretary
The meeting adjourned at 8:30 p.m.
. PREPARED BY: S. Roberds
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