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HomeMy WebLinkAboutMinutes 02/08/2006 . ~ORT ANGELES WAS H I N G TON, U. S. A. COMMUNITY & ECONOMIC DEVELOPMENT AGENDA PLANNING COMMISSION 321 East Fifth Street February 8, 2006 6 p.m. I. CALL TO ORDER II. ROLL CALL III. APPROVAL OF MINUTES: Regular meetings of January 25,2006 IV. PUBLIC HEARINGS: '. 1. REZONE REOUEST - REZ 06-01- RALSTON - Approximately 1.86 acres located between Park Avenue and Highland Avenue west of Porter Street. Proposal to rezone from RS-7 Residential Single Family to RMD Residential Medium Density. 2. PRELIMINARY SUBDIVISION - RALSTON - Approximately 2.79 acre site located between Park Avenue and Highland Avenue west of Porter Street: Proposal to divide three parcels into nine residential building sites in the RS-7 Residential Single Family zone. 3. BINDING SITE IMPROVEMENT PLAN (BSIP) - PORT OF PORT ANGELES: Proposal for a BSIP of a 26.9 acre property zoned Industrial Heavy at the Fairchild International Airport property. V. COMMUNICATIONS FROM THE PUBLIC VI. STAFF REPORTS VII. REPORTS OF COMMISSION MEMBERS VIII. ADJOURNMENT . PLANNING COMMISSIONERS Len Rasmussen (Chalr),Chene Kldd (VIce Chalr),Dave Johnson, KeVin Snyder, Candace Kahsh, John Matthews, one vacancy PLANNING STAFF' Mark Madsen, DIrector, Sue Roberds, Planmng Manager, Scott Johns, ASSOCIate Planner, Nathan West, Pnnclpal Planner . MINUTES PLANNING COMMISSION Port Angeles, Washington 98362 February 8, 2006 6:00 p.m. ROLL CALL Members Present: Leonard Rasmussen, Dave Johnson, Cherie Kidd, Kevin Snyder, Candace Kalish, John Matthews Members Absent: One vacancy Staff Present: Sue Roberds, Scott Johns, Nathan West, Jim Mahlum Public Present: Loran Olsen, Sam Tikka, Penny Miller, Susan and Ed Bauer, Julie Smith, John Ralston, Jack Powell, Lorretta Commet, Tyler Ahlgren, Adrian Hoban, Steve Zenovic APPROVAL OF MINUTES Commissioner Snyder moved to approve the January 11, 2006, minutes as presented. The motion was seconded by Commissioner Johnson and passed 6 - O. . PUBLIC HEARINGS: REZONE REQUEST - REZ 06-01 - RALSTON - Approximately 1.86 acres located between Park Avenue and Highland Avenue west of Porter Street. Proposal to rezone from RS-7 Residential Single Family to RMD Residential Medium Density. . Under the Appearance of Fairness Doctrine, Commissioner Cherie Kidd noted that she is associated with the applicant, Commissioner Rasmussen noted that he owns the building in which the applicant's representative works, and Commissioner Kalish lives in the general neighborhood around the Peninsula College. No one from the audience objected to any member of the Commission remaining to act on the proposals. Associate Planner Scott Johns presented the Department report recommending approval of the rezone as proposed. Chair Rasmussen noted that those who testify must sign in and affirm that their testimony will be truthful to the best of their knowledge and opened the public hearing. Steve Zenovic, Zenovic and Associates, 519 South Peabody, explained the proposal and responded to questions regarding improvements, drainage, and development patterns in the area. He noted that the rezone proposal encompasses approximately the north 55% of the subject lots to be rezoned from RS-7 Residential Single Family to RMD Residential Medium Density. A row of RS-7 property is proposed to remain along Highland Avenue between the property proposed for rezone and existing single family development south of Highland Avenue. Both Park Avenue and Porter Street are arterials where the infrastructure can support the rezone to Residential Medium Density. Density issues were discussed with regard to RMD zoning. . . . Planmng CommissIOn Minutes February 8, 2006 Page 2 Commissioner Kalish stated that she is very familiar with the historic drainage issues in the area and feels that the City has neglected dealing with issues. She would vote against the rezone for that reason. Steve Zenovic acknowledged that there are drainage issues in the area but did not believe that one developer or property owner should be penalized or made to suffer due to historic issues in the area. The City is trying to correct the problems but they are long standing and far reaching. A rezone of the property will not result in increased drainage. Any development on the site will be required to address individual drainage issues. Single family residential development will not be required to address drainage issues in the same manner that a multiple family developer would. Loran Olsen, 1132 Highland Avenue, submitted maps and a letter from which he read to the Commission his concerns regarding the rezone proposal. Mr. Ralston approached him as a neighborhood representative several months previous in order to outline his plan to rezone the property in order to provide the neighborhood with advanced notice of the proposal. The neighborhood had been discussing the proposal as a group for several weeks. Mr. Olsen's main issue was the revelation that the Comprehensive Plan Land Use Map designation for the site indicates High Density Residential rather than Medium Density Residential for the property. He asked that the underlying Comprehensive Plan Land Use Map designation be reversed to Medium Density Residential, which it had been designated prior to 2003, prior to any further consideration of the proposed rezone to Residential Medium Density. He and his neighbors do not want college dormitories to be developed on the site and they are concerned that, given the proximity to the college, that will be the case if the site is rezoned. The existing single family residential dwelling units owned by Mr. Ralston on Porter Street are rented by college students who are disruptive at times. Storm drainage in the area is overwhelming and needs to be adequately addressed immediately. He asked that the City give prompt and serious attention to the issues of reversing the Medium Density Comprehensive Plan land use designation of the site before further considering the rezone proposal. Penny Miller, 1130 E. Park Avenue realized that the topic of discussion cannot be whether dormitories will be built on the property if rezoned, but must only dwell on those uses that can be included in the RHD zone. However, since Mr. Ralston previously discussed potential uses of the site with neighbors, she felt it was a safe assumption that he may plan to construct dormitories on his property if rezoned. She noted that she submitted a letter in opposition to the rezone during the written public comment period that was included in staffs report. Sam Tikka, 1119 and 1123 East Park Avenue understood that he could not specifically testify as to the proposed development of the site as dormitories because specific development is not the issue that is before the Commission. Nevertheless, he wished to say that he objects to dormitories in the area and would like to see the development of the property as single family residential only. Multiple family use of the property is not desired as it would result in lighting impacts and an increase in drainage issues to the area. Julie Smith, 1107 East Park Avenue is not opposed to development but is very concerned about drainage issues in the area and traffic on Park Avenue, which is critical. Speed is a real concern that no one seems able to address and additional development will make matters worse. Loretta Commett, 1117 Grant Avenue, was against the proposed zoning as it would bring an undesirable change to the area. . . . Planmng Commlsszon Minutes FebruaryS, 2006 Page 3 Adrian Hoban, 1110 Grant Avenue, was against the proposed rezoning as it would bring a radical change to the established neighborhood. Additional lighting, traffic, and increased stormwater issues are issues of major concern. The site should be single family. Sam Tikka added that if more people in the neighborhood were notified of the proposal, even more people would have voiced objection to the proposal. There being no further testimony, Chair Rasmussen closed the public hearing. In response to Commissioner Matthews, Mr. Zenovic identified permitted uses in the RMD zone. Jim Mahlum, Civil Engineer for the City of Port Angeles,explained utility improvements that have recently been made in the area. A storm system was recently installed on the north side of Park Avenue to accommodate curb, gutter, and sidewalks in the area. The sewer service was also recently increased in size to handle existing and expected development in the area and south of the location. Drainage is an issue and the City is dealing with the problems as quickly as possible. Scott Johns clarified that the RMD zone does not permit dormitories but does permit single family residential and multiple family residential as well as group home uses. Development requirements in the RMD zone require a developer to adequately address lighting, ingress/egress, parking lot screening, and landscaping issues. A single family development would not be required to specifically address such improvements. In response to a question from Commissioner Kalish, Mr. Olsen responded that stormwater in the area drains west on Highland Avenue to a point on an abutting property and then disappears to a point near Race Street. Stormwater also free flows west from this site to Race Street underground. Commissioner Kalish repeated that she has no issues with the potential zoning of the property as proposed, but remains opposed to the rezone due to stormwater issues that remain unaddressed by the City although she agreed that the existing problems should not be the burden of a single developer. The City needs to deal with these issues. Commissioner Kidd was adamant that the integrity of the single family neighborhood should be retained and questioned the indeterminate boundary that is identified on the City's Comprehensive Plan Land Use Map for the site. Chair Rasmussen reminded members that the applicant has met the tests necessary to apply for the rezone and that the proposal is in compliance with the Comprehensive Plan Land Use Map designation for the site and the goals and policies of the Comprehensive Plan document by which development is to be guided throughout the City. He stressed that the Commission cannot consider the rezoning proposal for a specific use, such as a dormitory, but must consider the rezone on the merits of the existing land use designation and guiding City plans. A designation of RMD for the site would allow up to 12 units per acre or a potential of 23 units where the current RS- 7 zone allows for up to 22 units, given the platting of the lots and the ability for each lot to potentially contain an accessory residential structure. In response to Commissioner Kalish, Mr. Olsen noted that nursing homes are permitted in the RMD. Commissioner Snyder discussed the difference between the Comprehensive Plan Land Use Map designation ofHDR and the Zoning Ordinance classification ofRMD. . . . Planmng CommISSIOn Minutes February 8, 2006 Page 4 Commissioner Kidd again questioned the intent of the High Density Residential Comprehensive Plan Land Use designation of the site. Commissioner Snyder agreed that the applicant has met the tests for a rezone. Development of the site. Development of the site will require that improvements be made to the property that will address many of the neighbors' concerns. He therefore moved to recommend approval of the rezone as proposed to RMD citing the following findings and conclusions: Findings: 1. On December 29, 2005, John Ralston submitted a request to rezone approximately 1.86 acres from Residential Single Family RS-7 to Residential Medium Density. 2. The City's Comprehensive Plan Land Use Map is intended as the guiding document in establishing a conceptual framework for land use decisions. 3. The location supports several other multi-family developments and is found opposite the main BP A power substation and near Peninsula College. Medium density housing should be located where a higher concentration of residents is compatible with existing development. 4. The proposed zoning would create a buffer between the BP A substation and the existing residential zoning. 5. The property is described as Lots 1 through 4 Block 1 Highland View Tracts and is situated in the southwest comer of Park Avenue and Porter Streets. 6. The subject site is currently undeveloped. 7. The purpose of the RMD zone (P AMC 17.14.010) is "to provide for a mix of single- family, duplexes, and apartments at a density greater than single-family neighborhoods but less than the higher densities of the RHD zone. Commercial uses are not considered to be compatIble. Few nonresidential uses are allowed in this zone and then only conditionally, because of land use impacts associated wIth nonresidential uses. This zone provides for a variety in the urban land use pattern for the City's lower density multi-family residential neighborhoods (at twice the density of the City's basic single family residential neighborhoods) with direct access on an arterial street, usually located in outlymg areas with large tracts of vacant buildable land, and serving as a tranSItional use between low density residential uses and commercial/industrial uses." 8. Residential development in the RMD zone may develop on lots 7,000 sq. ft. in size with maximum lot coverage of 30%. The density shall not exceed two dwelling units for the first 7,000 sq. ft. plus one dwelling unit for each additional 3,500 sq. ft. up to a maximum of 12.44 dwelling units per acre. Residential development in the RS-7 zone requires a . . . Plannmg CommISSIOn Mmutes February 8. 2006 Page 5 minimum lot area of 7,000 square feet for each unit and maximum lot coverage of 30%. The RS- 7 zone allows for develop up to 6.22 Dwelling units per acre. 9. A rezone proposal cannot be considered a spot zone ifit meets the following tests: 1) the parcel of land has not been singled out for special and privileged treatment; 2) the singling 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. 10. The Comprehensive Plan Land Use Map designates properties in the area as being located along an imprecise margin between Residential High Density and Residential Low Density. An imprecise margin is designated to allow expansion of a particular designation in specific instances on an individual basis. 11. The Comprehensive Plan was reviewed in its entirety with respect to the proposal. The following elements, goals, and policies were found to be most relevant to the proposal: Growth Management Element Goal A, and Policies A.l (a); Land Use Map Goal A and Policy A.l, 2; Land Use Element Residential Goals A and Policy A.l, A.2 and Objective 1; Goal B, and C, Policy C.l, C.2, C.3, C.4; Transportation Element Goal A and Policy A.3; goal B, and Policy B.14, and Objective B.1. 12. The City's inventory of land zoned for low density (RS-7 & RS-9) is approximately 2,045 acres or 38.7%. The inventory of Residential Medium and Residential High Density (RMD & RHD) zoned land is approximately 279 acres or 5.3%. (2003 figures) Analysis of the buildable land supplies of various zones has shown that there are limited medium and high-density neighborhood lands remaining undeveloped. 13. Peninsula College recently removed on campus dormitory space further exacerbating the housing supply. 14. The public comment and notification period for the Planning Commission meeting ran from December 29 to January 31,2006. Twelve comment letters were received from the public as a result of the public notification process. The main issues of concern were regarding the safety of pedestrians, mainly students walking to the elementary school, potential activity of assumed occupants of future development, and local drainage issues. The letters were included in staffs continued review of the proposal. 15. The SEPA Responsible Official issued a Determination of Non-Significance on February 1,2006. 16. The City's Public Works and Utilities Department did not have any comment on the rezone proposal. Utilities are presently available in the area and have recently been upgraded to support current and future developments in the area. The Fire Department has no objection to the rezone but notes that if medium density housing includes multi- family dwellings (tri-plex or larger), sprinkler systems will be required. . . . Planmng CommiSSIOn Mmutes February 8, 2006 Page 6 17. Future development of the subject property to other than single family residential use will require specific project review and will include conditions to address issues such as access, parking, noise, lighting, landscaping, and environmentally sensitive review. 18. Section 17.96.100 of the Port Angeles Municipal Code identifies procedures for amendment to (rezone) the City's Zoning Map. Conclusions: 1. The proposal is in accordance with the Comprehensive Plan and Land Use Map. 2. The site is adjacent to both Park Avenue and Porter Street, both of which are collector arterials and school walking routes. Future development proposals should anticipate the necessity to install sidewalks for the provision of safe walking conditions along the school walking routes. 3. The site can provide a logical transition between land uses that will not adversely impact the existing development in the area. 4. The rezone 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 City's action on rezone application REZ 06-01 is consistent with the established procedures for amending the Zoning Code set forth in Section 17.96.100, Port Angeles Municipal Code. 6. Municipal utilities in the area are adequate to supply power, water, communications, and sewer for multiple family housing development in the area. Ultimate development plans may require further improvement by the developer. As no adverse impacts to neighboring streets are anticipated and street, walkway, parking, and drainage will also be required with subsequent development, the proposed rezone is in the public interest. 7. The proposal will provide additional much needed property for the development of multiple family housing units, which is in the public interest. The motion was seconded by Commissioner Matthews and was a tie vote with Commissioners Snyder, Matthews, and Rasmussen voting in favor of the motion, and Commissioners Kidd, Kalish, and Johnson voting against the motion. Commissioner Kalish noted that her negative vote was to bring the drainage issue to the City's attention although she did not oppose the rezone. . . . Planmng CommISSIOn Mmutes February 8, 2006 Page 7 Chair Rasmussen called a break at 8:05 p.m. PRELIMINARY SUBDIVISION - RALSTON - Approximately 2.79 acre site located between Park Avenue and Highland Avenue west of Porter Street: Proposal to divide three parcels into nine residential building sites in the RS- 7 Residential Single Family zone. Associate Planner Scott Johns reviewed the Department's report recommending approval of the subdivision with conditions. Chair Rasmussen opened the public hearing. Steve Zenovic, 519 South Peabody, answered questions regarding development standards and stormwater drainage plans. Chair Rasmussen closed the public hearing. Following continued discussion on improvements required along Park Street, Commissioner Kidd moved to recommend approval of the preliminary subdivision subject to the following conditions and citing the following findings and conclusions: Conditions: 1. A 10-foot strip ofland shall be dedicated to the City for the Park Avenue right-of- way. Park Avenue shall be constructed per the City's Urban Service Standards, which includes a paved sidewalk, curbing, and paving prior to approval of the final plat. Street improvements shall be made to Public Works and Utilities Department standards prior to final plat approval. 2. The fire hydrant spacing shall be as required by the City Fire Department to a maximum 1000' of separation distance. Any multi-family residences that are constructed shall be fitted with sprinkler systems. 3. Electric utility service to the subdivision shall be underground. 4. Stormwater improvement plans shall be submitted for approval per the City's Urban Services Standards and Guidelines and constructed or bonded for prior to final plat approval. 5. Sanitary sewer shall be extended to the new lots as required by the Public Works Department. 6. Building setbacks shall be identified on the final plat and address numbers provided by the Building Division shall be placed on the lots. Findings: 1. Chapter 16.08 of the Port Angeles Municipal Code (PAMC) sets forth local requirements for the approval of subdivisions. . . . Plannzng CommiSSIOn Mmutes February8,2006 Page 8 2. The Revised Code of Washington RCW 58.17 contains the State's guidelines for the uniform division ofland within the State of Washington. Section 58.17.11 0 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. 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 Port Angeles Public Works and Utilities, and Fire Departments reviewed the proposed subdivision. Their comments have been incorporated in the Department's recommendation. 3. 4. 5. Preliminary approval is based upon a drawing dated received December 29, 2005, prepared for John and Gail Ralston by Zenovic and Associates. The subject property is partially identified as Low Density Residential with the northern portion located in an indeterminate boundary between Low Density Residential and High Density Residential on the Port Angeles Comprehensive Plan Land Use Map. 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 A2, Goal B, Policy B.1, B.2, B.3, and BA, Goal C; Transportation Element Goal A, Policy A3, A6, and All; 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.l, C.2, C.3, CA, C.5, and C.7. The Comprehensive Plan requires concurrency for streets, water service, sanitary sewer service and electrical service (Capital Facilities Element Policy A9). 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. The subject property is identified by the Port Angeles Zoning Map as Residential, Single Family, RS-7, which allows a density of up to 6.22 dwelling units per acre. The proposed drawing indicates that each lot in the proposed subdivision will be at least 7,050 square feet in size. 6. 7. 8. 9. 10. . Plannmg CommiSSIOn Mmutes February 8, 2006 Page 9 11. The site is currently served by Park Avenue and Porter Streets which are collector arterials and designated school walking routes. 12. There are no environmentally sensitive areas on the site. The site slopes slightly downward from the southeast to the west. 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. 13. Transit service is available along Lauridsen Boulevard, located approximately 1;4 mile north of the site. 14. 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. 15. The Port Angeles School District has been notified of the development to allow them to plan for needed public school facilities and routes. The nearest school bus stop is located at Mt. Angeles Road and Park Avenue. 16. All utilities including potable water, sanitary waste, and refuse collection are available in the area. The City's Police, Fire, and Public Works Departments will serve the site. The City's State Environmental Policy Act (SEP A) Official issued a Determination of Nonsignificance (DNS #1139) on February 1, 2006, therefore satisfying the City's responsibility under the Act. Improvements to Park Avenue will be required such that the final roadway is an improved width of 40- feet with curb and a 6' pedestrian sidewalk established on the south side per the City's development standards. A 10-foot dedication of right-of-way will be required along the south side of Park Avenue and a 30-foot dedication along the north side of Highland Avenue will be required. The dedication of land for Highland Avenue will include adequate area to construct a cul-de-sac at the west end of Highland Avenue. Porter Street currently meets City standards. 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. Conclusions: . 20. 17. 18. 19. A. B. . C. As conditioned, the proposed subdivision is consistent with the Port Angeles Comprehensive Plan and Zoning Code. As conditioned, the proposal is consistent 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 . Planmng CommiSSIOn Mmutes PebruaryS, 2006 Page 10 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, 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 Growth Management Act. Commissioner Kalish seconded the motion which passed 6 - O. BINDING SITE IMPROVEMENT PLAN (BSIP) - PORT OF PORT ANGELES: Proposal for a BSIP of a 26.9 acre property zoned Industrial Heavy at the Fairchild International Airport property. Principle Planner Nathan West presented the Department's report recommending approval of the Binding Site Improvement Plan. Chair Rasmussen opened the public hearing. (Susan Bauer, Port of Port Angeles Planning and Environmental Manager, had been in attendance but had to leave the meeting prior to this issue being discussed.) There being no one to speak to the issue, Chair Rasmussen closed the public hearing. . Commissioner Snyder moved to approve the BSIP as proposed citing the following conditions, findings, and conclusions: Conditions: 1. The legal descriptions for Lots 1-23 shall be provided to the Planning Department consistent with the survey for the Airport Industrial Park Phase I dated January 20, 1978, and subject to new building setback requirements, landscape buffers, and infrastructure improvements. 2. All streets and utilities, including stormwater drainage improvements, shall be brought into compliance with the City's urban services standards and shall be dedicated to the City. 3. Except for discrepancies between minimum standards or dimensions noted in BSIP 99-01 final approval, more restrictive standards contained in Zoning Regulations, Building Codes, or other official regulations shall apply. 4. Building setbacks consistent with the current Zoning Code shall be identified on the final BSIP 99-01 and address numbers placed on the lots, which will be provided by the Building Division. 5. A thirty-five foot buffer of mature trees and ground vegetation shall be reestablished where needed and maintained along the W. 18th St. frontage for the purpose of screening residential uses north ofW. 18th St. from airport industrial park noise and visual impacts. . . . . Plannmg CommiSSIOn Mmutes February 8. 2006 Page 11 6. Sidewalk shall be developed along the frontage of the property abutting W. 18th Street to the Public Works Department standards. 7. Stormwater improvement plans shall be submitted for approval per the City's urban services standards and made prior to final plat approval. 8. A circulation system incorporating appropriate provisions and providing sufficient area for safe pedestrian activity to the site from the street and from building to building within the site shall be submitted for Planning Commision approval at the time of BSIP 99-01 final approval. 9. A plan for industrial park amenities including but not limited to facilities for pedestrian and other alternate nonmotorized modes of transportation, the public transit system, and industrial park design concepts shall be submitted for Planning Commission approval at the time of BSIP 99-01 final approval and installed within six years of the time of the BSIP 99-01 final approval. 10. A description of the facilities shared by the development complex of mixed commercial and/or industrial businesses shall be provided and the system of common management of those facilities shall be described on the face of the BSIP 99-01 final mylar. Findings: 1. The Revised Code of Washington RCW 58.17 contains the State's guidelines for the uniform division of land within the State of Washington, and Section 58.17.035 sets out requirements that the City is following for binding site improvements plans. 2. Chapter 16.10 of the Port Angeles Municipal Code (PAMC) sets forth local requirements for the approval of binding site improvement plans. 3. Twenty standards and criteria, which must be met prior to approval of a BSIP, are listed in PAMC 16.10.040. 4. Section 16.10.030 PAMC provides that the Planning Commission shall examine BSIP applications for proposals exceeding 5 acres in size, along with written recommendations of the City Departments, and shall either approve, approve with conditions, or deny the BSIP within the time requirements of Chapter 18.02 PAMC. 5. The Port Angeles Planning, Public Works, and Fire Departments reviewed the proposed BSIP. Their comments have been incorporated in the Department's recommendation. 6. Review of the proposal by the City's Fire, Public Works, and Planning Departments resulted in proposed conditions. . . . Planning CommissIOn Minutes February 8, 2006 Page 12 7. Preliminary approval is based upon two drawings: one dated January 20, 1978, and the other dated received January 26, 1999, prepared for the Port of Port Angeles. 8. The subject site is 35.5 acres located in Suburban Lots 123, 124, 125, 144, 145, and 146 south ofW. 18th Street and is known as the North Fairchild (Airport) Industrial Park. 9. The property has to a large extent already been developed following an industrial park plan approved by the City in 1977 through an M-1 Permit process then existing in the City's Zoning Code. The M -1 Permit was never finaled by the dedication of the rights- of-way and cannot be amended because the M-1 Permit process no longer exists in the City's Zoning Code. The BSIP proposes to dedicate rights-of-way for "0" and W. 19th Streets as well as a 20 foot wide drainage easement. 10. The property to the east and west of the subject site south ofW. 18th St. is owned by the Port of Port Angeles and was developed prior to current urban service standards. Property to the north of W. 18th St. is zoned for single family residential and multiple family uses but is only partially developed. The property to the south is used for the William Fairchild International Airport runways. 11. The subject property is identified as Industrial on the Port Angeles Comprehensive Plan land use map and is zoned IL, Industrial Light. 12. 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 G, Policy G.1, Goal H, Policies H.l, H.2, H.3, and HA; Transportation Element Goal A, Policies A.1, A.2, A.3, and A.6, Goal B, Policy B.9, B.ll, B.15, and B.17, Objectives B.2 and B.3; Utilities and Public Services Element Policies A.4, B.1, C.1, and C.2, Objective C.1, Goal D, Policies D.1 and D.6; Conservation Element Policies B.ll, B.B, and B.20, Objective B.2; Capital Facilities Element Goal A, Policies A.9, A.10, and A. 11, Goal B, Policies B.1, B.2, B.3, BA, B.5, B.6, and B.7, Objective B.1, Goal C, Policies C.2, CA, and C.7; Economic Development Element Goal A, Policies A.1, A.2, A.3, AA, A.5, A-7, and A.10. 13. The Comprehensive Plan requires concurrency for streets, water service, sanitary sewer service and electrical service (Capital Facilities Element Policy A.9). 14. The site is currently accessed by W. 18th Street, which is designated as an arterial on the City's Comprehensive Plan Circulation Map and is not improved with curb, gutter, and sidewalk, except for a portion north of the subject site. 15. There are no environmentally sensitive areas on the site. 16. All utilities including potable water, sanitary waste, and refuse collection are available in the area. . . . Plannzng CommiSSIOn Mznutes February 8, 2006 Pagel3 17. The site will be serviced by the City's Police, Fire, and Public Works Departments. 18. The Port of Port Angeles adopted an existing Determination of Nonsignificance on January 15, 1999, satisfying SEP A. Conclusions: A. As conditioned, the proposed BSIP is consistent with the Port Angeles Comprehensive Plan and Zoning Code. B. As conditioned, the proposal is consistent with the Chapter 16.10 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 the twenty BSIP standards and criteria. D. As conditioned, the public interest is served in the binding site improvement plannig of this subdivision as articulated in the City's Comprehensive Plan, Subdivision, and Zoning Ordinances. BSIP 99-01 provides for development of industrial development within the City of Port Angeles consistent with the Growth Management Act. Commissioner Matthews seconded the motion, which passed 6 - O. COMMUNICATIONS FROM THE PUBLIC None STAFF REPORTS Planner Johns reported that the City and Port staff met regarding issues regarding tall trees at the east end of the Airport runway that are beginning to impede use of the east Airport runway. It is likely that a large number of the trees in Lincoln Park will need to be removed in order to rectify the situation. The Port is working diligently to identify which trees must be removed and if what options if any exist. Staff will continue to work closely with the Port and, in the event that many of the trees are removed, which is likely, specific planning will include the future use of the tree trunks and roots so that they can be used for projects such as armoring for shoreline and stream revetment proj ects. Planning Manager Roberds indicated that staff will work to plan a Comprehensive Plan work session for the March 22 meeting so that the Commissioners are well educated on the basis for the Comprehensive Plan and its amendment process. Commissioner Kalish asked that Attorney Blore also attend the meeting to provide legal counsel on the matter. . . . Plannmg CommISSIOn Mmutes February 8, 2006 Page 14 REPORTS OF COMMISSION MEMBERS Commissioner Kidd reported that she has attended County Planning Commission meetings and hopes to make attendance a regular occurrence to keep in touch with what the County is working on. ADJOURNMENT The meeting adjourned at 9:30 p.m. 7~P. ~~YL- Sue Roberd, ecretary Len Rasmussen, Chair PREPARED BY: S. Roberds ~ORT.ANGELES WAS H J N G TON, USA PLANNING COMMISSION ATTENDANCE ROSTER AND TESTIMONY SIGN-UP SHEET PLEASE SIGN IN Meeting Agenda of: tmR-~f 8, ()d)Cc, 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. ~ . "'1"\ . C: \My Files\FORMS\Mtgrostpc. wpd Agenda Item No. -::z,. " \ \ ~ \ 11-