HomeMy WebLinkAboutMinutes 02/11/2004
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WAS H I N G TON, U. S. A.
DEPARTMENT OF COMMUNITY DEVELOPMENT
AGENDA
PLANNING COMMISSION
321 East Fifth Street
February 11, 2004
CALL TO ORDER
Special Meeting Time - 6 p.m.
II. ROLL CALL
III. APPROVAL OF MINUTES: Regular meeting of January 14, 2004
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IV. PUBLIC HEARINGS:
1.
CONDITIONAL USE PERMIT - KEY - 330 Park Avenue: Proposal for a duplex
in the RS-7, Residential Single Family zone, (This item has been withdrawn by the
applicant.)
2. PRELIMINARY SUBDIVISION - MORRISON - 3900 Block Old Mill Road:
Proposal for a 16 unit subdivision in the RS-9, Residential Single Family zone.
3. PRELIMINARY SUBDIVISION. PILOT -West 14th and "N" Streets: Proposal
for a 30 unit subdivision in the RS-9, Residential Single Family zone.
4. PRELIMINARY SUBDIVISION - DEKAY - East end of Scriber Road at Albert
Street: Proposal for a 20 unit subdivision in the RS-9, Residential Single Family
zone.
V. COMMUNICATIONS FROM THE PUBLIC
VI. ST AFF REPORTS
VII. REPORTS OF COMMISSION MEMBERS
VIII. ADJOURNMENT
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PLANNING COMM ISSIONERS: Linda Nutter (Chair), Fred Hewins (Vice Chair), Chuck Schramm, Fred Norton, Bob Philpott, Len Rasmussen, Dylan Honnold
PLANNING STAFF: Brad Collins, Director; Scott Johns, Associate Planner; Sue Roberds, Assistant Planner.
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MINUTES
PLANNING COMMISSION
Port Angeles, Washington 98362
February 11, 2004
6:00 p.m.
ROLL CALL
Members Present:
Fred Hewins, Linda Nutter, Chuck Schramm, Len
Rasmussen, Dylan Honnold
Members Excused:
Bob Philpott, Fred Norton
Staff Present:
Brad Collins, Scott Johns, Ken DuBuc, Jim Mahlum
Public Present:
Steve Zenovic, Craig Ritchie, Don Frizzell, Tom and Ann
Allen, Sam Gentry, Vicki Adams, Joyce Underwood, Jim and
Lori Hendrickson, C. Palazzo, Rob Smith, Susan Neese,
Stephen Norberg, Steve Oliver, Dave Becker, Robert Becker,
Matthew Ostrowski, Dan and Kelie Morrison, Sandra
Lorance, Suzann Pilot, Rich Cavanaugh, Mike and Cindy
Sofie, Nancy Wood, Mark Johnson, Roger Oakes, Phil
Eshom, Darren Mills, Maura Oakes, Bret McGuire, Bill
Jensen, Leroy Sproat, Rosemary Moorhead, Gordon and Gail
Windle
APPROVAL OF MINUTES
Commissioner Rasmussen moved to approve the January 14, 2004, minutes as
presented. Chair Nutter stepped down from the Chair and seconded the motion as a member
of the Commission. Vice Chair Hewins called for the motion which passed 2-0 with
Commissioners Schramm, Honnold, and Hewins abstaining due to absence at the meeting.
Chair Nutter 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.
PUBLIC HEARINGS:
Commissioner Hewins moved to reorder the Agenda such that Item #2 would be heard
first given that the applicant was not in the audience and audience members were present to
hear the second item. The motion was seconded by Commissioner Rasmussen and passed 5 -
O.
While it was noted that there was some confusion as to the time the public hearing would be
opened, it was noted by Chair Nutter that the Agenda indicated that the public hearing would begin
at 6 p.m. and many people were present at 6 p.m. for the public hearing. She directed that the
hearing be commenced and would ask again at 7 p,m. if anyone was present who would like previous
speakers to restate their issues.
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Planning Commission Minutes
Febn/alJ' J J, 1004
Page 2
PRELIMINARY SUBDIVISION - MORRISON - 3900 Block Old Mill Road:
Proposal for a 16-unit subdivision in the RS-9, Residential Single Family zone.
Associate Planner Scott Johns reviewed staffs report recommending approval of the
preliminary subdivision. Director Collins asked that the Fire Marshall comment on the proposed
length ofthe cul-de-sac.
Fire Marshall Ken Dubuc stated that although the cul-de-sac is longer than what is generally
built in the City, it was decided that ifthe interior street is extended to the proposed length with a
wide area approximately mid width to allow for a turn around, public safety issues should not be an
Issue.
Chair Nutter opened the public hearing.
Steve Zenovic, 5 J 9 South Peabody, #22, Port Angeles, W A represented the applicant and was
in general agreement with the staff report, and responded to a question that the road side ditch will
be 8' edge to edge with a 4: 1 slope to grade creating a gentle slope. He asked that the sensitive area
tract be limited to that area within 50' ofthe neighbor's (west) pond. The property owner wishes to
create three 14,000 square foot lots, and he suggested that the future limitation of duplexes within
the subdivision should not be a condition of preliminary approval but should be reviewed at the time
a property owner wishes to consider such a development. Mr. Zenovic used an overhead projector
to describe how stonnwater flows across the site to catch basins which will connect to a detention
system directing the discharge to an existing City stormwater system in Old Mill Road.
In response to a question, Mr. Zenovic stated that the proposed storm water system will result
in a much more controlled and lesser amount of stormwater leaving the site than what has occurred
prior to development.
Craig Ritchie, 2 J 2 East Fifth Street, Port Angeles, W A represented Mr. and Mrs. Frizzell and
others in opposition to the proposed Morrison subdivision. Mr. Ritchie did not feel that the design
of the subdivision roadway meets the standards for providing adequate access roads and is dangerous
to the public, and that stormwater has not been addressed in the area. He stated that the site contains
a wetland and noted that water captured within the site would be directed into the City's already
inadequate stonnwater system including additional runoff as a result of the proposed development.
An objection was raised to the applicant's design of the subdivision which contains three 14,000
square foot lots that could potentially allow for a future proposal by conditional use permit. A taped
record of the October 21,2003, City Council meeting at which the City's Director of Community
Development indicated that another duplex would probably not be permitted in the area of the
subdivision was submitted. Mr. Ritchie did not agree with the manner in which development of the
site has been approached in that a conditional use permit for a duplex was applied for on the property
prior to the subdivision application. He noted that the State Subdivision Act requires subdivisions
to comply with set standards and he did not agree that the proposal meets standards for adequate
roads.
In response to Commissioner Schramm, Mr. Ritchie responded that although the City has
approved subdivisions within the City with the same set of standards forroads that is being proposed
in this situation, he does not believe the established standards are safe. He stated that the proposed
interior roadway is narrow in width, does not allow for on-street parking, and is excessive in length
compared to other jurisdictions. He asked that the proposal be denied based mainly on poor roadway
design.
Director Collins suggested that if roof drainage is a concern, a condition could be added to
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Planning Commission Minutes
February J I. 1004
Page 3
the preliminary approval requiring that all roof drains be tightlined to the stormwater system in
proposed Juniper Lane. He suggested that the preliminary drawing could be adjusted slightly to
reduce the areas of the proposed lots to slightly less than 14,000 square feet without reducing the
number oflots which would restrict the subdivision to a single family subdivision only without the
possibility of duplex lots. The cul-de-sac length does not pose a public safety problem. Fire
Department staffworked with the applicant to design amid point turn around such that public safety
would not be a concern. The City's low impact development standards do not allow on-street
parking. While the applicant could chose to design the subdivision to a higher standard which
would allow on-street parking, but it is not a requirement.
In response to Commissioner Rasmussen, Director Collins stated that the City's low impact
development standards are designed to create less impervious street surface which should allow
better contro 1 of runoff into the stormwater system. The new standards will not eliminate stormwater
runoff but should not allow for a significant increase of runoffto be caused by new development
without some control.
Steve Zenovic responded that there are three goals in low impact development standards: to
reduce the amount of impervious surfaces which will reduce the amount of runoff; use roadside
ditching that can act as bioswales to trap sediments; and to slow down the runoff. Water coming
from the site at present currently enters the storm water system on Dogwood Place and along Old
Mill Road. Post development runoff rate will not exceed pre development rate. The stormwater
system is designed to trap runoff and slowly release water into the stormwater system - no additional
pressure will be placed on the collection systems. The proposed subdivision is planned to be one-
third of the density allowed in the RS-9 zone at three units per acre. The Fire Department has no
concerns with the cul-de-sac length which was approved by the Fire Marshall. The City does not
recognize a wetland on the site. The subdivision as proposed meets all the City's standards for the
approval of a subdivision in the RS-9 zone.
(At this point, being after 7 p.m., Chair Nutter noted that no new audience members had
arrived after 6 p.m., but for the record, asked if anyone would like any previous speakers to restate
their concerns. No one asked that information be repeated.)
Commissioner Nutter was concerned that due to the traffic speed on Old Mill Road, access
to and from proposed Juniper Lane, being a 20-foot roadway, could be dangerous.
Due to the public hearing being commenced prior to the posted 7:00 p.m. hearing time, Chair
Nutter again asked if anyone arrived beyond 7:00 p,m. who would like to have any of the earlier
public testimony given between 6:00p.m. and 7:00 p.m. repeated. Seeing no one, the public hearing
was closed.
Discussion as to lot sizes being reduced so as to limit potential duplex lots and tight lining
roof drains to mitigate the flow of water from structures was discussed. It was determined that the
developer should have some choice as to lot sizes and that a condition could be added to address
additional runoff.
Commissioner Nutter was concerned that the low impact development standards do not
allow for a wide enough road entryway from a higher speed roadway, in this case, from Old Mill
Road. She also expressed concern with the length of the interior road and runoff from the site.
In response to Commissioner Schramm, Steve Zenovic responded that an additional drainage
system along the north side of the site could additionally mitigate runoff from the site without
overburdening the stormwater system.
Planning Commission Minutes
February 1 I, 2004
Page 4
. Commissioner Hewins moved to recommend approval of the preliminary subdivision
citing the following 10 conditions and 22 findings:
Conditions:
1. The interior street identified as Juniper Lane shall be dedicated and constructed per the
City's urban service standards, which includes a 20' asphalt surface with ditches and a
minimum 4' pedestrian walking path separated from the roadway by a vegetated ditch
prior to approval ofthe final plat. NO PARKlNG signs shall be posted on Juniper lane
and the cul-de-sac bulb,
2. Sidewalks shall be constructed along the west side of Old Mill Road for the entire
frontage of the site.
3. The fire hydrant spacing shall be as required by the City Fire Department to a maximum
1000' of separation distance. Residences shall be fitted with sprinkler systems.
4. Electric utility service to the subdivision shall be underground.
5. Prior to final plat approval, water service shall be extended to the lots as required by the
Public Works Department with an 8 inch main.
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6,
Stormwater improvement plans shall be submitted for approval per the City's Urban
Services Standards and Guidelines and made prior to final plat approval. Plans shall
include a 20 foot easement between Lots 2 and 3 for maintenance ofthe drainage pipe. A
stormwater mitigation system shall be installed along the north side ofthe property and
all subsequent structures shall have roof drains tied into the current storm drain system.
7. Sanitary sewer shall be extended to the new lots as required by the Public Works
Department from Old Mill Road and shown on the preliminary plat.
8. Building setbacks shall be identified on the final plat and address numbers that will be
provided by the Building Division, shall be placed on the lots on the final plat.
9. An 25-foot Sensitive Area Tract shall be located adjacent to the west boundary of Lot 5
per PAMe 15.20.090. The Sensitive Areas Tract shall be vegetated with native plant
materials and the edge shall be clearly marked in the field and shown on the final plat
map.
10. Appropriate street trees shall be planted along the property's frontage of Old Mill Road
per the Urban Services Standards and Guidelines Policy G3 ,100, Street Trees and
Landscaping.
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P/nnning Commission Minutes
FebrUlI7}' 11, 2004
Page 5
. Findings:
1. Chapter 16.08 of the Port Angeles Municipal Code (PAMC) sets forth local requirements
for the approval of subdivisions.
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 58.17.110 requires a
city to inquire into the public use and interest proposed to be served by the establishment
of a subdivision. It shall determine if appropriate provisions are made for, but not limited
to, the public health, safety, and general welfare, for open spaces, drainage ways, streets
or roads, alleys, other public ways, transit stops, potable water supplies, sanitary wastes,
parks and recreation, playgrounds, schools and school grounds, and shall consider all
other relevant facts including sidewalks and other planning features that assure safe
walking conditions for students who only walk to and from school and whether the public
interest will be served by the subdivision. A proposed subdivision shall not be approved
unless the city can make written findings that these provisions are made.
3.
Section 16.08.050(B)(I) 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 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.
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4. The Port Angeles Public Works, Light, Parks, and Fire Departments reviewed the
proposed short plat. Their comments have been incorporated in the Department's
recommendation.
5. Preliminary approval is based upon a drawing dated received November 18, 2003,
prepared for Dan Morrison by Zenovic and Associates, Inc.
6, The subject property is identified as Low Density Residential (LDR) on the Port Angeles
Comprehensive Plan land use map.
7. 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, R3, and B.4, Goal C; Transportation Element Goal A, Policy A3, A.6, B.l1, B.
14 and B.15; Utilities and Public Services Element Policy C.2; Capital Facilities Element
Goal A, B, Policy R1, B.3, B.4, B.5, R6, B.7, C.2, C.3, C.4, and C.S.
8.
The Comprehensive Plan requires concurrency for streets, water service, sanitary sewer
service and electrical service (Capital Facilities Element Policy A9).
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Planning Commission Minutes
February 11. 2004
Page 6
9,
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 ofright-of-way to ensure compliance with the policy.
10. The subject property is identified by the Port Angeles Zoning Map as Single Family
Residential (RS-9) which allows a density of up to 9 units per acre. The proposed
drawing indicates that each lot in the proposed subdivision will be at least 9,000 square
feet in size.
11. The site is currently served by Old Mill Road, which is a collector arterial and is listed as
a school walking route.
12. There are no environmentally sensitive areas on the site. However, a jurisdictional non-
regulated category IV wetland exists to the southwest of the site, The wetland provides
valuable functions that should be protected.
13. The site slopes downward from south to north, The site is not considered a frequently
flooded area as it is not listed on the Federal Emergency Management Act (FEMA) maps
which denote those areas that are in 100-year flood areas.
14,
Transit service is available at the intersection of Old Mill Road and Ahlvers Street located
approximately 1,150 feet to the north of the subject site.
15. 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.
16. The Port Angeles School District has been notified of the development to allow them to
plan for needed public school facilities and routes.
17. The City's Parks Department has responded that they are aware of the preliminary
proposal and do not believe the level of service for the area will be hampered as a result
of the development.
18. All utilities including potable water, sanitary waste, and refuse collection are available in
the area.
19. The site will be serviced by the City's Police, Fire, and Public Works Departments.
20. The City's State Environmental Policy Act (SEPA) Official issued a Determination of
Nonsignificance (DNS #1054) on February 4,2004, therefore satisfying the City's
responsibility under the Act.
21.
A conditional use permit #03-10 was issued on August 27, 2003 to allow a duplex unit on
Lot 1.
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Planning Commission Minutes
Febnlmy I J. 2004
Page 7
22,
The City's low impact development standards in suburban areas adopted earlier in 2003
were adopted with the understanding that subdivisions developed under the 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, Roadside ditches developed under low impact development
standards should be kept free of debris by adjacent property owners.
Commissioner Hewins then withdrew his motion and moved to approve the
preliminary subdivision citing the following conditions, findings, and conclusion:
Conditions:
1. The interior street identified as Juniper Lane shall be dedicated and constructed per the
City's urban service standards, which includes a 20' asphalt surface with ditches and a
minimum 4' pedestrian walking path separated from the roadway by a vegetated ditch
prior to approval of the final plat. NO PARKING signs shall be posted on Juniper lane
and the cul-de-sac bulb.
2. Sidewalks shall be constructed along the west side of Old Mill Road for the entire
frontage of the site.
3.
The fire hydrant spacing shall be as required by the City Fire Department to a maximum
1000' of separation distance. Residences shall be fitted with sprinkler systems.
4. Electric utility service to the subdivision shall be underground.
5. Prior to final plat approval, water service shall be extended to the lots as required by the
Public Works Department with an 8 inch main.
G. Stormwater improvement plans shall be submitted for approval per the City's Urban
Services Standards and Guidelines and made prior to final plat approval. Plans shall
include a 20 foot easement between Lots 2 and 3 for maintenance of the drainage pipe. A
stormwater mitigation system shall be installed along the north side of the property and
all subsequent structures shall have roof drains tied into the current storm drain system.
7, Sanitary sewer shall be extended to the new lots as required by the Public Works
Department from Old Mill Road and shown on the preliminary plat.
8. Building setbacks shall be identified on the final plat and address numbers that will be
provided by the Building Division; shall be placed on the lots on the final plat.
9.
An 25-foat Sensitive Area Tract shall be located adjacent to the west boundary afLot 5
per PAMC 15.20.090. The Sensitive Areas Tract shall be vegetated with native plant
materials and the edge shall be clearly marked in the field and shown on the final plat
map.
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Planning Commission Minutes
February II, 2004
PlIgr:8
to,
Appropriate street trees shall be planted along the property's frontage of Old Mill Road
per the Urban Services Standards and Guidelines Policy G3.100, Street Trees and
Landscaping.
Findings:
1. Chapter 16.0S of the Port Angeles Municipal Code (pAMe) sets forth local requirements
for the approval of subdivisions.
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 58.17.110 requires a
city to inquire into the public use and interest proposed to be served by the establishment
of a subdivision. It shall determine if appropriate provisions are made for, but not limited
to, the public health, safety, and general welfare, for open spaces, drainage ways, streets
or roads, alleys, other public ways, transit stops, potable water supplies, sanitary wastes,
parks and recreation, playgrounds, schools and school grounds, and shall consider all
other relevant facts including sidewalks and other planning features that assure safe
walking conditions for students who only walk to and from school and whether the public
interest will be served by the subdivision. A proposed subdivision shall not be approved
unless the city can make written findings that these provisions are made.
3.
Section l6.08.050(B)(1) PAMC provides that the Planning Commission shall examine
the proposed plat, along with written recommendations ofthe 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,
4. The Port Angeles Public Works, Light, Parks, and Fire Departments reviewed the
proposed short plat. Their comments have been incorporated in the Department's
recommendation.
5. Preliminary approval is based upon a drawing dated received November IS, 2003,
prepared for Dan Morrison by Zenovic and Associates, Inc.
6. The subject property is identified as Low Density Residential (LDR) on the Port Angeles
Comprehensive Plan land use map.
7.
The proposal has been reviewed with respect to the Comprehensive Plan. The following
Comprehensive Plan policies are found to be most relevant to the proposal: Growth
Management Element Goal A; Land Use Element Goal A, Policy A.2, Goal B, Policy
B.1, B.2, B.3, and B.4, Goal C; Transportation Element Goal A, Policy A.3, A.6, B.1l, B.
14 and B.15; Utilities and Public Services Element Policy C.2; Capital Facilities Element
Goal A, B, Policy B.1, B.3, BA, B.5, B.6, B.7, C.2, C.3, CA, and C.5.
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Planning Commission Minutes
Fcbnmry I I. 2004
Page 9
8.
The Comprehensive Plan requires concurrency for streets, water service, sanitary sewer
service and electrical service (Capital Facilities Element Policy A.9),
9, 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 ofright-of-way to ensure compliance with the policy.
10. The subject property is identified by the Port Angeles Zoning Map as Single Family
Residential (RS-9) which allows a density of up to 9 units per acre. The proposed
drawing indicates that each lot in the proposed subdivision will be at least 9,000 square
feet in size.
11. The site is currently served by Old Mill Road, which is a collector arterial and is listed as
a school walking route.
12. There are no environmentally sensitive areas on the site. However, a jurisdictional non-
regulated category N wetland exists to the southwest of the site. The wetland provides
valuable functions that should be protected.
13.
The site slopes downward from south to north. The site is not considered a frequently
flooded area as it is not listed on the Federal Emergency Management Act (FEMA) maps
which denote those areas that are in 100-year flood areas.
14. Transit service is available at the intersection of Old Mill Road and Ahlvers Street located
approximately 1,150 feet to the north of the subject site.
15. 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.
16. The Port Angeles School District has been notified of the development to allow them to
plan for needed public school facilities and routes.
17. The City's Parks Department has responded that they are aware of the preliminary
proposal and do not believe the level of service for the area will be hampered as a result
of the development.
18. All utilities including potable water, sanitary waste, and refuse collection are available in
the area.
19. The site will be serviced by the City's Police, Fire, and Public Works Departments.
20.
The City's State Environmental Policy Act (SEP A) Official issued a Determination of
Nonsignificance CONS #1054) on February 4,2004, therefore satisfying the City's
responsibility under the Act.
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Planning Commission Minutes
Febnwry / /. 1004
Page 10
21. A conditional use pennit #03-10 was issued on August 27, 2003 to allow a duplex unit on
Lot 1.
22. The City's low impact development standards in suburban areas adopted earlier in 2003
were adopted with the understanding that subdivisions developed under the 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. Roadside ditches developed under low impact development
standards should be kept free of debris by adjacent property owners.
Conclusion:
A. Review of the preliminary subdivision indicates that the proposal complies with
requirements of the State Subdivision Act RCW 5S.17, the City's Comprehensive Plan,
and Chapter 16.08 ofthe Port Angeles Municipal Code and is therefore in the public
interest.
The motion was,seconded by Commissioner Schramm and passed 6 -1. Commissioner
Nutter stated that her negative vote was due to traffic safety issues on Old Mill Road and water
runoff concerns.
The Commission took a recess at 8:05 p.m. The meeting reconvened at S:10 p.m.
CONDITIONAL USE PERl\fIT - KEY - 330 Park Avenue: Proposal for a duplex in the
RS-7, Residential Single Family zone. (Item to be withdrawn by the applicant.)
Although the applicant had verbally withdrawn this application, discussion with neighbors
indicated a change in plans such that formal withdrawal prior to the meeting was not submitted.
Director Collins asked that the item be continued to March 10,2004, to allow the applicant to work
through some of the issues with the neighborhood. Chair Nutter opened the public hearing.
Commissioner Schramm moved to continue the public hearing to March 10,2004 (6 p.m.).
Commissioner Hewins seconded the motion which passed unanimously.
PRELIMINARY SUBDIVISION - PILOT - West 14th and "N" Street: Proposal for a 30-
unit subdivision in the RS-9, Residential Single Family zone.
Commissioner Rasmussen indicated that he lives in the immediate area but does not have any
financial interest or business interest in the proposal. Chair Nutter asked if there was any objection
from the audience to Commissioner Rasmussen remaining for the hearing.
Jim Hendrickson, 4519 South Coyote Lane, asked ifthat meant that Mr. Rasmussen should not
be able to listen to the proceeding? Chair Nutter explained that if anyone objected or felt that Mr.
Rasmussen could not be fair in his assessment due to his residency in the area, he would step down.
There being no objection from anyone present, Commissioner Rasmussen remained and Chair Nutter
opened the public hearing.
Director Collins reviewed the staff report recommending approval ofthepreliminary subdivision
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Plnnning Commission Minllles
FebrllUl)' JJ, 2004
Pngc J J
and answered questions from the Commission regarding transit service in the area.
Bill Jensen, 426 Rhodes Road, Port Angeles. WA was concerned with public safety and quality
of life in the neighborhood being significantly at issue with development of the property.
Stormwater concerns in the area are long standing. He was not in favor of development of the site.
Chair Nutter explained to Mr. Jensen that the item he is concerned abolJt is actually Item #2 on the
Agenda not the item under discussion.
Steve Ze1lovic, 519 South Peabody Street, Port Angeles, W A questioned whether it is necessary
(Condition #1) to redesign the streets to be curvilinear for such a short cul-de-sac. The streets end
in cul-de-sacs which are somewhat curvilinear in design. He noted that there is only 17' of
pavement on the improved portion of West Sixteenth Street and he asked that clarification be on the
record that the requirement is to place 10' north of the centerline rather than a full width of 30'. He
asked who will be responsible for upkeep ofthe proposed play area as the property owner does not
wish to place covenants on the subdivision to cover maintenance for such a use. He suggested that
perhaps the developer could assist in the upgrade of another play area in the neighborhood.
Director Collins responded that the nearest property owned by the City for recreational purposes
is located north on "N" Street at West Tenth and "N", but the area is not developed and may be
surplussed by the City rather than developed as a park.
Mr. Zenovic responded to Commissioners Schramm and Hewins regarding general stormwater
runoff across the site, the installation of the area water system, and underground stormwater
detention plans, Site grading will allow adequate containment ofthe historic stonnwater drainage
problems in the area which have previously been contained on the site due to the topographic drop
of the property from "N" Street south.
Commissioner Rasmussen discussed problems with traffic on "N" Street south of West Sixteenth
Street. He asked if some measure could be taken to warn traffic traveling south on "N" Street that
the roadway narrows significantly at the crest of the hill south of West Sixteenth Street. Mr. Zenovic
stated that signage could be placed to warn those traveling along the roadway of approaching width
changes.
Mich ael Sofie, 2213 West F ourteelltlt Street, Port Angeles, W A noted that as a 25- year resi dent
ofthe area, he has seen standing water on the subject property as a usual winter condition which has
been somewhat reduced by a ditch connecting to the City's stormwater system in the past few years,
but has not totally managed the water. He stated a concern with the width of"N" Street as the area
is fairly congested. The proposed streets (cul-de-sacs) will funnel out directly across from his
driveway and he would not like to see access from abutting lots onto West Fourteenth Street. He is
not in favor of parking on the south side ofthe street and would like some assurance that homes built
in the subdivision would be similar to others that exist in the area to ensure that property values
remain constant. The full development of West Fourteenth Street (north side) allows for residents
to have on-street parking but with the low impact development standards allowed in the proposed
subdivision, no on-street parking within the development will be allowed, so he suspects parking will
spill over to the north side of Fourteenth Street in front of existing neighbors' homes or along "N"
Street.
Director Collins responded to questions raised, that West Sixteenth Street was originally
designated as a residential access street intended to be 34' wide from curb to curb. Mr Zenovic is
correct that the City would require an additional 10' of paving plus a ditch and walkway along the
north side which would provide a total width of 27'. Such development would comply with the
City's low impact development standards but would not allow for parking on the north side of West
Sixteenth Street. West Fourteenth Street was originally built as an arterial street with 40' expected
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Phrnning Commission Minutes
Febnwry II. 2004
Page 12
so the existing development required 20' of paving north of centerline, while there is only 17' on
West Sixteenth (south side). With an additionallO' along the south side of West Fourteenth Street,
which is the requirement for completion of the street to low impact development standards, a 30'
width would be reached but that would not be adequate to allow parking along West Fourteenth
Street. ill building to low impact development standards, no parking would be allowed along the
north side of West Sixteenth Street or the south side of West Fourteenth Street.
Steve Ze1lovic noted that, in response to concerns regarding storm water drainage concerns in the
area, the stormwater containment and discharge system engineered for the proposal will
accommodate historic drainage problems in the entire area. All of the problems addressed by the
neighbors will be resolved in the proposed work without which, nothing will be resolved. Design
of lots on the cul-de-sacs allows access from the cul-de-sacs, not from West Fourteenth Street.
Gail Wendell, 2205 West FourteelltltStreet, PortAIIgeles, WA agreed with the previous speaker
and, noted the potential of increased traffic hazards along "N" and West Fourteenth Streets given
the proposed narrow road widths. She agreed that no parking should be allowed from the
subdivision along the north side of West Fourteenth Street which is very congested at present. She
felt the density is too great for the area and that no on-street parking is a problem.
Michael Sofie commented that it would be better for everyone if street development is consistent
everywhere and that if development along West Fourteenth Street is not required to match existing
street development, even more congestion than what already occurs will result. Traffic in the area
requires a wider street and on-street parking,
While the Commission agreed that a neighborhood park would be nice, without the City's
agreement to maintain such a play area, it was decided that maintenance of such a play area would
be an issue.
Director Collins noted that staff would be in agreement to a rewording of proposed Condition
#1 to state that the subdivision design should contain curvilinear streets as long as it doesn't reduce
the number oflots or results in nonconforming lots,
Following lengthy discussion on points made by speakers, Commissioner Schramm moved to
recommend approval ofthe preliminary subdivision citing the following amended conditions,
findings, and conclusions:
Conditions:
1. Interior cul-de-sacs shall be designed to be curvilinear if possible, named, dedicated, and
constructed per the City's urban service standards, which includes a 20' asphalt surface with
ditches and a minimum 4' pedestrian walking path separated from the roadway by the ditch
prior to approval ofthe final plat. Signage shall be placed on interior cul-de-sacs indicating
that on-street parking is prohibited along both sides of the streets.
2.
Thirty (30') foot of right -of-way shall be dedicated along the West Sixteenth Street boundary
ofthe property. An improved surface along West Sixteenth Street is required to a final width
of27' (10' of pavement north of centerline) with a ditch and 4' pedestrian walking path per
the City's low impact development standards. The barricade located at the west end of West
Sixteenth Street east of"O" Street shall be removed (at the City's discretion) or an approved
turn a-round installed prior to final subdivision approval. Thirty (30') foot of right-of-way
shall be dedicated along the West Fourteenth Street boundary of the property and improved
an additional 10' width for a total improved width of 30' with a 4' pedestrian walking path
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Planning Commission Minllles
Fcbnwry II, 2004
Page /3
separated by a ditch per the City's low impact development standards. Twenty (20') foot of
paving is required west of the centerline along the subdivision frontage of "N" Street
between West 14th and West 16th Streets with curb, gutter, and sidewalk per the City's Urban
Development standards which includes an asphaltic concrete surface. Street trees shall be
planted along "N" Street per the City's Urban Services and Guidelines Policy 3G.I 00 Street
Trees and Landscaping.
3.
Fire hydrants shall be placed and spaced as required by the City's Fire Department to a
maximum 1000' of separation distance. Wording shall be placed on the final plat and
recorded with the County Auditor upon filing of the final subdivision indicating that all
residences shall be fitted with residential sprinkler systems prior to occupancy.
4.
Electric utility service to the subdivision shall be underground and shall be coordinated with
other utilities for joint use of the trench.
5.
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.
6.
S tormwater improvement plans shall be submitted for approval per the City's Urban Services
Standards and Guidelines and installed prior to final plat approval. Installation may be
phased with the three phases proposed for final approval as proposed in the January 9,2004,
application.
7. Sanitary sewer shall be extended to the new lots as required by the Public Works Department
from West Fourteenth Street and West Sixteenth Street.
8. 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.
9. The applicant shall place a statement on the plat and make it known to all subsequent
purchasers of the lots that said lots are in the proximity of the William R. Fairchild
International Airport and that the Port of Port Angeles does not warrant that these lots will
always be outside the lowest noise contour currently established for residential use.
10. No lots shall access directly onto West Fourteenth or "N" Street.
Findings:
A.
Preliminary approval is for the 32-unit subdivision submitted by Zenovic and Associates on
January 9, 2004, for Pilot International identified as being in Suburban Lot 7S within the
Townsite of Port Angeles and located at the southwest comer of the intersection of "N"
Street and West Fourteenth Street. The site is approximately 8.66 acres in size and is nearly
square in configuration.
B.
The subject property is identified by the Port Angeles Zoning Map as Single Family
Residential (RS-9) which allows a density of up to 9 units per acre. The proposed drawing
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Planning Commission Minrtles
Febnwry / J. 2004
Page 14
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 ofthe
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.
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 subdivision is proposed in three phases: Phase I will consist of the development of Lots
1- 6 (along West Sixteenth Street); Phase II will consist of Lots 7 - 19 (east cul-de-sac); and
Phase ill will consist of Lots 20-32 (west cuI-de -sac). No timing for the phasing is proposed
in the preliminary plat and should be addressed in the final submittal. Section 16.08 P AMC
states that the final plat shall be submitted to the Community Development Department
within five years after City Council approval of the preliminary plat. Said preliminary
approval shall become void unless a final plat is submitted and approved by the City within
the five year period.
6. The Port Angeles Public Warks, 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.
7. The subject property is identified as Low Density Residential (LDR) on the Port Angeles
Comprehensive Plan land use map.
8.
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,
stonnwater 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
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Plallning Commission Minl/les
Febnmry !!, 2004
Page /5
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.1O, B.ll, B.14, and B.18; Utilities and Public Services Element Policy C.2; Capital
Facilities Element Goal A, B, Policy B.l, B.3, B.4, B.5, B.6, B.7, C.2, C.3, CA, and C.S.
9.
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 predominant! y singl e family homes on larger than standard T ownsi te-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 non through
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
10.
The site is currently served by West Fourteenth Street, West Sixteenth Street, and "N" Street.
None of the access streets are fully improved. "N" Street is a collector arterial and a
designated school walking route but is not a designated bicycle route. Improvements to West
Fourteenth Street will be required such that the final roadway is an improved width of 30'
with a ditch and 4' pedestrian walking path established on the south side per the City's new
suburban low impact development standards. The City's Urban Services and Guidelines
Standards (Section 3G.l 00 Street Trees and Landscaping) suggests that street trees should
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 of 30' for the continued development of West Sixteenth Street.
11. The City's low impact development standards for suburban areas were adopted in 2003 with
the understanding 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.
Roadside ditches developed under low impact development standards should be kept free of
debris by adjacent property owners.
12.
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 of trees 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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Planning Commission Minutes
FebrualJ' 11, 2004
Page 16
right-of-way, their proposed locations and species to be used are to be submitted for review
and approval by the City.
13.
There are no environmentally sensitive areas on the site. The site slopes west to northeast.
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 1 OO~
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 Stormwater 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. School busses travel along both "N" and
Fourteenth Streets. Hamilton School is the closest school to the site.
16.
The City's Parks Department responded that they are aware of the 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
approximately 'li mile north of the subject site along "N" Street. The nearest public
playground area is located approximately one-half mile + north (Crown Park) or east
(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 February 5,2004, 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 of the 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 forpreliminarv subdivision approval. Reports
are advisory only to ensure conformance of the proposed subdivision to the general purposes
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Planning Commission Minllles
FebroalJ' 11,2004
Page 17
of the 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 January 12, 2004. The property was posted on January 12,2004, and publication
appeared in the Peninsula Daily News on January 15, 2004. No written comments have been
received to date.
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 16.0S 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, 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. The site has served as a drainage area over the years due to its topography. Clearing and
grading activities will require handling of the existing drainage and future stormwater from
the site as a result of development through the subdivision process.
F. 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.
Commissioner Hewins seconded the motion which passed 5-0.
PRELIMINARY SUBDIVISION - DEKAY - East end of Scriber Road at Albert
Street: Proposal for a 20-unit subdivision in the RS-9, Residential Single Family
zone.
Director Collins reviewed the staff report recommending approval ofthe preliminary subdivision
with conditions and responded to questions regarding access and road improvements required for
the subdivision. An all weather surfaced roadway will be constructed along the required utility
easement to Thistle Street north ofthe site that will also provide emergency ingress/egress only to
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Planning Commission Minutes
Febnla7)' J J. 2004
Page 18
the subdivision. The easement will not be developed as a right-of-way.
Jim Mahlum, City Public Works and Utilities Department, spoke regarding the need for
additional right -of-way extending east of the intersection of Scrivner Road and Albert Street. Coyote
Lane is not a public right-of-way and is located in the County. Coyote Run Lane crosses over the
Dekay property at the southeast corner of Scribner Road and Albert Street. Chair Nutter opened the
public hearing.
Director Collins responded to detailed questions regarding right -of-way issues and noted that the
proposal addresses right-of-way needs for the development. As conditioned and proposed, traffic
flow expected from the proposed subdivision should not impact unimproved Thistle, Rose, or Eunice
Streets north of the site because access to the north only be for emergency use and utility services.
Steve Zenovic, Zellovic alldAssociates, 519 South Peabody #22, PortAngeles, W A represented
the applicant and concurred with staffs report. The applicant is aware that improvements need to
be made to Scrivner Road, that utilities need to be extended to the site, and that a stormwater
collection system needs to be engineered and installed for the area.
Chair Nutter stated that development of Scrivner Road will exacerbate stormwater issues at the
corner of Ahlvers and Rhodes Roads with Old Mill Road. She expressed concern that stormwater
issues had been adequately addressed.
Mr. Zenovic explained that stormwater subsurface detention pipes will be placed along each side
of each cul-de-sac directing runoff to a discharge line running north of the Bonneville Power line
easement where a control structure will deposit the water into an existing drainage system. The
project will allow runoff on the site to be retained on-site and released at a rate that is no greater than
pre-development (timbered) condition. Mr. Zenovic also responded to Chair Nutter that stormwater
calculations assume that pre-development conditions are for property that is fully timbered, which
the site is not, being mainly brush at this time, so calculations will be more restrictive.
Chair Nutter indicated that all of the letters submitted to the City were included in materials
under review by the Planning Commission; and opened the public hearing.
Steve Oliver, Platt, Invin, Taylor, 403 Soutll Peabody, Port Angeles, W A represented a group
of families that reside in the area who oppose the subdivision proposal. Mr. Oliver distributed
materials from the group including a comment letter and information with regard to right-of-way
along Scrivner Road to the Commissioners and staff. While the proposal is consistent with the
zoning designation for the area, the surrounding neighborhood is very different than what is proposed
for the development. The proposal to develop Scrivner Road will require more right-of-way than
what the City currently has in the area. Only one area of the road is a 60' right-of-way with the
remaining distance, approximately 1,000 feet in length, being only 30'wide. Scrivner Road provides
the sole access to 11 residences in the area and serves properties both inside and outside of the City
limits. The proposal could result in an ADT of397 for Scrivner Road. He did not believe that traffic
impacts on Scrivner Road have been adequately analyzed for the proposal. Scrivner Road crosses
Mill Creek but there is no proposal for a bridge or walkway crossing the creek outside of the
roadway. There is no plan to address construction access issues such that those who depend on
Scrivner Road as their only access will be able to use the road during reconstruction. The drainage
plan proposed by the developer is ditching on both the north and south sides of Scrivner Road with
the ditching routed into Mill Creek - has this been considered? A large pond is contained within
the property that presently drains a good deal of water through a 12" culvert under Scrivner Road
dispersing to the north. It is unc1ear whether the culvert will remain. Neither the proponent or staff
have conducted a traffic analysis on the intersection of Old Mill Road and Scrivner Road. From
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Planning Commission Minutes
Febnwry 11, 2004
Page 19
Rhodes Road to the south, Old Mill Road is seriously deficient and traffic travels at high rates of
speed given the grade of the hill. When a similar subdivision proposal by the developer was
considered some nine years ago, a condition was imposed that safety concerns be addressed with the
developer. The City has to face up to what is going to be done with this section of road and she
suggested that there be a moratorium on subdivisions in this area until something is done about the
roadway. Mr. Oliver stated that none of the issues previously mentioned were addressed in the
environmental checklist and the project should be put on hold until they are.
Mr. Oliver responded to Commissioner Hewins that his group intends to appeal the SEP A
determination.
Bill Jensen, 426 Rhodes Road, Port Angeles, WA owns the property just north of the proposed
site and grew up in the area. Ditching in the area is dangerous as the ditches are deep and the
roadway narrow. A tremendous amount of water passes over the site north due to logging of the site.
He expressed strong skepticism that the existing system can handle the current runoff much less
additional development. A significant stormwater system will be needed. Safety is a main concern
and the quality of life in the area will be significantly changed with development of the area. He
also was concerned that traffic would find its way to Thistle Street across the Bonneville Power line
from the site which will impact a fragile roadway system in that area,
Joyce Underwood, 5027 Coyote Run Lane, Port Angeles, WA stated that the lowering of road
standards is nothing but an attempt to put low income housing in the area. Lower income housing
should not be outside ofthe four minute emergency response time. People who buy nice homes want
gutters, nice roads, and sidewalks. As a realtor, she stated that neighborhoods are being ruined by
lowering development standards for roadways. Crime rate increases with higher development. How
does a walking path meet the City's standards of placing special emphasis on pedestrian safety? The
area is very wet; are there any plans for on-site retention ponds? She asked if consideration has been
given to well pollution in the area. Additionally, she had concerns about trespassing from additional
people in the area.
Steve Norberg, 339 East Scrivner Road, Port Angeles, W A noted that Mill Creek passes through
his property. He wondered what redress he would have when he starts losing property from runoff
directed down the road side ditches into Mill Creek. Traffic is a major concern at the intersection
of Scrivner Road and Old Mill Road. The vision distance south from the comer of Scrivner and Old
Mill Roads is negligible and extremely dangerous.
Jim Heltdrickson, 4519 South Coyote Rult Lane, Port Angeles, W A added that widening Old
Mill south from Rhodes to Scrivner Road won't fix problems on the roadway unless Old Mill Road
is widened south of Scrivner to the County line.
Ann Alan, 4415 South Coyote Run Lane, Port Angeles, W A presumed that with the possibility
of 20 new homes in the area, 40 children may live in the area. Without a play area within the
subdivision, children will gravitate to the wooded area either to the east at Peabody Creek or south
to her property directly south ofthe proposed site. The woods are wet and the area is dangerous for
children. She asked that a play area be put in the subdivision or a barrier fence be constructed by the
developer to prevent trespass. The addition of20 more mailboxes on Old Mill Road should require
a protected turn out to both for the mail delivery person and for those picking up mail. School
children will have to walk to Old Mill Road and will end up in the street unless a bridge is built over
the Mill Creek or the roadway widened.
Rosemary Moorhead, 4124 Old Mill Road, Port Altgeles, WA lives at the intersection of Old
Mill Road and Scrivner Road. She agreed that Old Mill Road is very narrow and hazardous.
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Planning Commission Minutes
Febmnry 11, 2004
Page 20
Significant development south of Scrivner Road is occurring and the roadway is becoming more
dangerous than ever before. Additional play areas should be developed in the general neighborhood.
Director Collins asked Mr. Oliver if any of his clients, who own property in the area who are
concerned with road safety issues are willing to help resolve those issues by dedicating property for
improvements. Mr. Oliver responded that he does not know if any of those he represents who own
property in the area would be so willing.
Dan Morrison, 4108 Scrivner Road, Port Angeles, W A who owns property along the south side
of Scrivner Road stated that he would be willing to work with the proponent in the event the
proponent would be willing to work with him in dedicating right-of-way nearly the entire length of
Scrivner Road (south side).
Steve Ze1lovic pointed out that it is inappropriate to describe the proposed development as low
income housing simply because lot sizes are smaller than larger lots located in the County adj acent
to the site (south). The County requires larger lot sizes, and the proposed lots are quite adequate by
City standards to develop quality, nicer homes.
Leroy Sproat, 615 Thistle Street, Port Angeles, WA asked for clarification as to where the
emergency roadway would be constructed. Mr. Collins explained that the proposed gravel roadway
would not be for right-of-way purposes and would exist in the utility right-of-way that would extend
north from the northeast corner ofthe north cul-de-sac with access for emergency ingress/egress and
utility pmposes only to Thistle Street.
Jim Mahlum, City Public Works and Utilities Division agreed that the emergency roadway
would be gravel only.
Joyce Underwood clarified that as a realtor, people who want nice homes want nice streets,
curbs, gutters, and sidewalks, they don't want to be next to trailers. She asked if mobile homes
would be allowed in the area and stated that people who want nice homes don't want to live next to
mobile homes.
Commissioner Hewins explained that the intent of low impact development standards is
environmental not socio-economic. If the real estate community perceives that the intent of the
City's low impact development standards in suburban/rural areas is to encourage low income
housing, that concern should be brought to the attention of the City Council. Ms. Underwood
responded that she is only speaking for herself and from her experience as a realtor.
Director Collins pointed out that the City's roadway standards in suburban/rural areas have
changed and noted that an area of the City that is developed to the expected low impact development
standards is Woodhaven Lane, which is known to be a more upscale development area of the City,
The lowest density allowed in the City is 9,000 square foot lots, which is what is being proposed.
The site does happen to be located at the extreme south edge ofthe City bordering County properties
which are required to have larger lot sizes, partly because they are not served by sewer and because,
being in the County, densities are intended to be much lower than within an incorporated City.
There being no further testimony, Commissioner Schramm moved to continue the public
hearing to March 10,2004,6 p.m. The motion was seconded by Commissioner Honnold, and
passed 5 - O.
COMMUNICATIONS FROM THE PUBLIC
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Planning Commission Minutes
February /1, 2004
Pagel I
STAFF REPORTS
Director Collins welcomed Dylan Honnold to the Commission.
COMMISSION REPORTS
Due to the lateness of the hour - None.
ADJOURNMENT
The meeting adjourned at 12:30 a.m.
~~~
Brad oHins, Secretary
PREPARED BY: S. Roberds
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Agenda Item No.
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