HomeMy WebLinkAboutMinutes 03/08/2006
~ORT ANGELES
WAS H I N G TON, U. S. A.
COMMUNITY & ECONOMIC DEVELOPMENT
AGENDA
PLANNING COMMISSION
321 East Fifth Street
March 8, 2006
6 p.m.
I. CALL TO ORDER
II. ELECTIONS
III. ROLL CALL
IV. APPROVAL OF MINUTES: Regular meeting of February 22, 2006
V.
.
PUBLIC HEARINGS:
1.
STREET VACATION PETITION - ANDERSON etal- STV 06-01: Portion of"P Street
south of MIlwaukee Dnve and a portIOn of 16th Street between Milwaukee DrIve and Reves
Street.
2. PRELIMINARY SUBDIVISION - HERITAGE COURT: 12TH Street east of"O" Street:
Development of a 4.14 acre property mto 15 residentIal buildmg sItes m the RS-9 ResIdential
Smgle FamIly zone.
3. PRELIMINARY SUBDIVISION - JUAN de FUCA BLUFFS: 14th Street west of "P"
Street: Development of a 10.16 acre site mto 24 residential lots m the RS-ll ResIdentIal
Smgle FamIly zone.
4. REZONE PROPOSAL - REZ 06-02 - BRADOW/NYHUS: Rezone from RS-ll
ResIdentIal Single FamIlv to ill IndustrIal Heavv.
VI. COMMUNICATIONS FROM THE PUBLIC
VIT. STAFF REPORTS
Vill. REPORTS OF COMMISSION MEMBERS
.
IX. ADJOURNMENT
PLANNING COMMISSIONERS Chene KJdd, Dave Johnson, Kevm Snyder, Candace KalIsh, John Matthews, Stanley Hams, Werner Beier
PLANNING STAFF Mark Madsen, Director, Sue Roberds, Plannmg Manager, Scott Johns, ASSOCiate Planner, Nathan West, Prmclpal Planner
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MINUTES
PLANNING COMMISSION
Port Angeles, Washington 98362
March 8, 2006
6:00 p.m.
ROLL CALL
Members Present:
Dave Johnson, Cherie Kidd, Kevin Snyder, Candace
Kalish, John Matthews, Stanley Harris, Werner Beier
Members Excused:
None
Staff Present:
Mark Madsen, Nathan West, Sue Roberds, Scott Johns, Jim
Mahlum
Public Present:
Bill Hermann, David Stofferahan, Taylor Jennings, Steve
Zenovic, Mary Robuck, Lorraine Ross, V ort Gavin, Doc
Reiss
The meeting was called to order by Vice Chair Kidd.
ELECTION OF OFFICERS
.
Commissioner Kalish nominated Commissioner Kidd as Chair for the 2006 term of
office. The nomination was seconded by Commissioner Snyder. As there were no further
nominations, a vote was taken and passed unanimously.
Commissioner Kalish nominated Commissioner Johnson as Vice Chair for the 2006
term of office. The nomination was seconded by Commissioner Kidd. As there were no
further nominations, a vote was taken which passed unanimously.
City Manager Mark Madsen welcomed new Commissioners Stan Harris and Werner Beier
on behalf ofthe City and thanked them for volunteering to serve the community. He congratulated
the new Chair and Vice Chair on their appointments and encouraged all of the Commissioners to
remain in close contact with staff and to utilize those resources to the betterment of the Commission
process.
APPROVAL OF MINUTES
Commissioner Johnson moved to approve the February 22, 2006, regular meeting
minutes. The motion was seconded by Commissioner Matthews and passed 5 - 2 with newly
appointed Commissioners Harris and Beier abstaining.
PUBLIC HEARINGS:
Chair Kidd 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.
.
.
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Planmng ComnllsslOn Mmutes
March 8, 2006
Page 2
STREET Y ACATION PETITION - ANDERSON etal- STY 06-01: Portion of"P Street
south of Milwaukee Drive and a portion of 16th Street between Milwaukee Drive and Reyes
Street.
Planning Manager Sue Roberds reviewed the Department's report recommending approval
ofthe street vacation as proposed and responded to questions from Commissioner Harris regarding
necessary street widths for various right-of-way development. Chair Kidd opened the public hearing.
David Stofferahan, 54 Cleary Lane, Sequim, WA 98382 was in agreement with staffs
recommendation and responded that the reason he asked for a 5' strip of property along the north
right-of-way line of 16th Street is simply to allow for additional lot area. The additional property does
not allow for an increase in the number of lots intended for the proposed subdivision.
There being no further testimony, Chair Kidd closed the public hearing.
Commissioner Snyder moved to recommend that the City Council approve the street
vacation as proposed citing the following findings and conclusions:
Findings:
1.
A petition requesting vacation of that portion ofthe unopened "P" Street right-of-way south
of Milwaukee Drive and north of 16th Street and the north 5' of 16th Street abutting Suburban
Lot 83 was submitted on January 10,2006. Abutting properties are owned by the petitioners
Mr. Charles Anderson and David Stofferahan.
RCW 58.17 requires the signatures of two thirds of abutting property owners to be valid
when a vacation of right-of-way is proposed. The subject petition is signed by 100% ofthe
abutting property owners.
Abutting properties are zoned RS-9 and RS-ll Residential Single Family and those that are
developed contain single family structures. The RS, Residential Single Family zones allow
the basic single family development uses including accessory structures with lot coverage
up to 30%.
The City's Comprehensive Plan and Land Use Map were reviewed for consistency with the
proposed vacation of right-of-way. Land Use Map Goal, Policies, and Objective Element
Goal A is relevant to the proposal.
The City of Port Angeles' Real Estate Committee met on February 13, 2006, and established
a value for the unopened right-of-way.
The vacating of a street is categorically exempt from a State Environmental Policy Act
(SEP A) review per Section 197-11-800 (2) (h) of the Washington Administrative Code.
The site was posted for a land use action on February 22,2006, with required publication
notification in the Peninsula Dailv News on February 26, 2006.
At its February 21,2006, regular meeting, the Port Angeles City Council established a public
hearing date by resolution for action on the street vacation petition as March 21, 2006. The
Real Estate Committee ofthe City Council discussed compensation for the right-of-way and
decided upon a value of $1.86 per square foot.
The Port Angeles Planning Commission held a public hearing on the proposed street
vacation on March 8, 2006.
2.
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8.
9.
Planmng CommiSSIOn Mmutes
March 8, 2006
Page 3
. Conclusions:
A. The unopened right-of-way serves no purpose to the current or long range transportation
needs ofthe City. The proposed vacation will place unused property on the City's tax roles
and therefore, the vacation serves the public interest.
B. The vacated right-of-way will be consolidated with surrounding residential property and shall
be developed in a manner consistent with the RS-9 zone which would therefore be in
compliance with Section 17.11 ( RS-9 Zone) of the Port Angeles Municipal Code.
C. The proposal is consistent with the goals and policies of the City's Comprehensive Plan
specifically Land Use Map Goal, Policies and Objective Element Goal A.
.
.
The motion was seconded by Commissioner Kalish and passed unanimously.
PRELIMINARY SUBDIVISION - HERITAGE COURT: 12TH Street eastof"O" Street:
Development of a 4.14 acre property into 15 residential building sites in the RS-9 Residential
Single Family zone.
Commissioner Matthews noted for the record that the applicant constructed his home but he
felt that he could act fairly on the matter before the Commission. No one objected to his remaining
to act on the issue.
Associate Planner Scott Johns reviewed the Department's report recommending approval of
the preliminary subdivision with conditions. Chair Kidd opened the public hearing.
Steve Zenovic, 519 South Peabody #22 represented the applicant and stated that the cul-de-
sac design is pretty straight forward with stand infrastructure development.
Mary Robuck, 2508 West 1 flh Street is an adjacent property owner and asked what the size
of the lots will be and how stormwater will be handled.
Steve Zenovic, 519 South Peabody #22 responded by explaining the proposed utility
development on-site and that stormwater would be directed to an existing collection system in "N"
Street. There will be some subsurface detention and post runoff will not exceed pre runoff amounts.
Lot sizes will exceed that required in the RS-9 Residential Single Family zone of9,000 square feet
per site.
Mary Robuck said that she had filed a formal complaint with the City's Engineering
Department regarding stormwater problems in the area but had not heard back regarding her
concerns. Planner Johns noted that, on a site visit to the subject property, he encountered one ofthe
City's engineering staff who was investigating the complaint, and he was sure that the individual
would respond shortly to Mrs. Robuck.
V ort Gavin, 2510 West 1 flh Street is also a nearby property owner and asked for clarification
as to long range utility development plans in the area.
Chair Kidd directed Mr. Gavin to call the City's Public Works and Utilities Department for
those answers as staff in attendance is not able to answer those long range questions. Chair Kidd
also asked ifthe applicant is designing sidewalks within the development? Mr. Zenovic answered
that sidewalks are planned for the subdivision interior.
There being no further questions, Chair Kidd closed the public hearing.
Following brief discussion, Commissioner Johnson moved to recommend approval of the
proposed subdivision citing the following conditions, findings, and conclusions:
Plannzng CommiSSIOn Mznutes
March 8, 2006
Page 4
. Conditions:
1. The interior street shall be identified and shall be dedicated and constructed per the City's
urban service standards, including a 34- foot travel area with curb and gutter prior to approval
of the final plat.
2. The applicant shall dedicate 30 feet of right-of-way along the entire frontage of 12th Street.
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 Warks Department.
6. Stormwater management plans per the City's Urban Services Standards and Guidelines shall
be submitted to Public Works and Utilities Department for review and approval, and
installed prior to final plat approval.
7.
Sanitary sewer shall be extended to the new lots as required by the Public Works Department
from 12th Street and shown on the preliminary plat.
.
8. Building setbacks shall be identified on the final plat and address numbers placed on the lots,
which will be provided by the Building Division.
9. Twelfth Street improvements shall be made to Public Works Department standards prior to
final plat approval. A total 34- foot wide paved surface with standard curb is required.
Findings:
1. Chapter 16.08 ofthe Port Angeles Municipal Code (P AMC) sets forth local requirements for
the approval of subdivisions. RCW 58.17.
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.
.
.
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Planning CommissIOn Minutes
March 8, 2006
Page 5
3. Section 16.08.050(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 and Utilities, Light, Parks, and Fire Departments reviewed
the proposed Subdivision. Their comments have been incorporated in the Department's
recommendation.
Preliminary approval is based upon a drawing dated received January 13, 2006, prepared for
LBR Construction Co. Inc. by Zenovic and Associates.
The subject property is identified as Low 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 A.2, Goal B, Policy B.1,
B.2, B.3, and BA, Goal C; Transportation Element Goal A, Policy A.3, A.6, and B.ll;
Utilities and Public Services Element Policy C.2; Capital Facilities Element Goal A, B,
PolicyB.1, B.3, BA, B.S, B.6, B.7, Goal C, Policy C.1, C.2, C.3, CA, C.5, and C.S.
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 of right-of-way to ensure compliance with the policy.
10. The subject property is identified on the Port Angeles Zoning Map as RS-9 Residential
Single Family, which allows a density of up to 4.84 units per acre. The proposed drawing
indicates that each lot in the proposed subdivision will be at least 9,000 square feet in size.
5.
6.
7.
11. The site is currently served by 12th Street, which is neither an arterial, a designated school
walking route, or a designated bicycle route. "0" Street, which abuts the western 70 feet of
the subdivision is a collector arterial.
12. Transit service is available along "N" Street east of the site.
13. Building permits are required for all structures on individual building lots. All local building
and Fire Codes shall be complied with during construction including residential sprinkler
systems.
14.
The Port Angeles School District has been notified ofthe development to allow them to plan
for needed public school facilities and routes. School busses currently operate on "N" Street
and 14th Street. The Port Angeles School District evaluates school bus routes on an annual
basis.
Planmng CommISSIOn Mmutes
March 8, 2006
Page 6
All utilities including potable water, sanitary waste, and refuse collection are available in the
area and will be extended to the newly created lots in the subdivision.
The City's Police, Fire, and Public Works Departments will service the site.
The City's State Environmental Policy Act (SEP A) Official issued a Determination of
Nonsignificance (DNS #1144) on March 1, 2006, therefore satisfying the City's
responsibility under the Act.
Improvements to 12th will be required such that the final roadway is an improved width of
34 feet with a standard curb.
19. The Port of Port Angeles operation ofthe Fairchild International Airport is located in the area
south of the site. The Port staff has been notified ofthe proposed subdivision proposal and
it is expected that those who purchase properties in the final subdivision will be aware ofthe
existing on-going airport operation.
20. The Planning Commission's decision is a recommendation to the City Council. The
Commission acts as the City's hearing body for preliminary subdivision approval. Reports
are advisory only to ensure conformance ofthe proposed subdivision to the general purposes
of the City's Comprehensive Plan and to planning standards and specifications adopted by
the City.
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15.
16.
17.
18.
There are no environmentally sensitive areas on the site. The site has a minimal slope to the
north. The site is not considered a frequently flooded area and is not listed on the Federal
Emergency Management Act (FEMA) maps which denote those areas that are within 100-
year flood areas.
22. The City's Parks Department has noted 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
less than 12 mile northeast of the subject site along "N" Street. The nearest public
playground area is located approximately one mile northeast (Crown Park) or one and a
quarter mile southeast (Lincoln Park).
23. The Port Angeles School District has been notified ofthe development to allow them to plan
for needed public school facilities and routes. The Port Angeles School District provides
school bus pick-up for students at Hamilton Elementary School and Stevens Middle School
at 12th and "N" Streets.
21.
.
Conclusions:
A. As conditioned, the proposed Subdivision is consistent with the Port Angeles Comprehensive
Plan and Zoning Code.
B.
C.
.
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 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.
.
.
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Planmng CommiSSIOn Minutes
March 8. 2006
Page 7
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
Growth Management Act.
The motion was seconded by Commissioner Beier and passed unanimously.
PRELIMINARY SUBDIVISION - JUAN de FUCA BLUFFS: 14th Street west of "P"
Street: Development of a 10.16 acre site into 24 residential lots in the RS-ll Residential
Single Family zone.
Associate Planner Scott Johns reviewed the Department's report recommending approval of
the subdivision and responded to several questions specific to development near the bluff critical
area ofthe site. Mr. Johns explained that individual lot owners will need to discuss site specific
clearing proposals prior to any such activity in those areas designated to be environmentally sensitive
along the marine bluff. He spoke regarding circulation between the subject proposal and a recently
approved subdivision to the east of "P" Street (Walker Subdivision) in the area.
In response to Commissioner Beier regarding the bluff setback, Mr. Johns stated that the City
requires a minimum 50' setback from environmentally sensitive marine bluff features unless an
engineering report requires a more restrictive setback. Other geologic hazard reports for properties
in the area have varied from a required 50' to as much as 75' of setback from the bluff. Geologic
hazard reports are always required for development of properties that contain established
environmentally sensitive areas.
D.
Chair Kidd opened the public hearing. There was no one present to speak to the issue. Chair Kidd
closed the public hearing.
The Commission continued a discussion regarding development ofthose lots near the marine bluff
and how best to protect the natural feature and resulting development. Commissioner Snyder
moved to recommend approval of the preliminary subdivision with the following conditions,
findings, and conclusions:
Conditions:
1.
The interior street shall be dedicated and constructed per the City's urban service standards,
which includes a 24- foot travel surface, roadside vegetated swales for drainage, and 4- foot
sidewalks prior to approval of the final plat. Signage shall be placed on the internal street
indicating that on-street parking is prohibited.
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.
Electric utility service to the subdivision shall be underground.
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.
Stormwater improvement plans shall be submitted for approval per the City's Urban Services
Standards and Guidelines and installed prior to final plat approval.
Sanitary sewer shall be extended to the new lots as required by the Public Works Department
from Milwaukee Drive and shown on the preliminary plat.
2.
3.
4.
5.
6.
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Planning Commission Mmutes
March 8, 2006
Page 8
7. Building setbacks shall be identified on the final plat and address numbers provided by
Public Works and Utilities Department placed on the lots.
8. The applicant shall place a statement on the plat and make it known to all subsequent
purchasers of subject lots that said lots are in the proximity of the William R. Fairchild
International Airport and that the Port of Port Angeles does not warrant that these lots will
always be outside the lowest noise contour currently established for residential use.
9. Fourteenth Street and "P" Street improvements shall be made to Public Works Department
standards prior to final plat approval. The applicant shall improve the north ~ plus 10 feet
of 14th Street with curb, gutter, and a 6-foot wide sidewalk. "P" Street shall be improved to
a total 24-foot travel width with vegetated drainage swales and a 4-foot wide concrete
sidewalk along the west side.
Findings:
1. Chapter 16.08 ofthe Port Angeles Municipal Code (P AMC) sets forth local requirements for
the approval of subdivisions. RCW 58.17.
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.
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 Warks, Light, Parks, and Fire Departments reviewed the proposed
Subdivision. Their comments have been incorporated in the Department's recommendation.
Preliminary approval is based upon a drawing dated received January 27,2006, prepared for
Kenneth Hopfby 4 Seasons Engineering.
The subject property is identified as Low 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 A.2, Goal B, Policy B.1,
B.2, B.3, and BA, Goal C; Transportation Element Goal A, Policy A.3, A.6, and B.11;
Utilities and Public Services Element Policy C.2; Capital Facilities Element Goal A, B,
Policy B.1, B.3, BA, B.5, B.6, B.7, C.2, C.3, CA, and C.5.
3.
4.
5.
6.
7.
Planmng CommiSSIOn Mmutes
March 8, 2006
Page 9
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9.
12.
. 13.
14.
15.
16.
17.
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20.
The Comprehensive Plan requires concurrency for streets, water service, sanitary sewer
service and electrical service (Capital Facilities Element Policy A.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 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-ll, which allows a density of up to 3.96 dwelling units per acre. The proposed
drawing indicates that each lot in the proposed subdivision will be at least 11,000 square feet
III SIze.
10. The site will be served by 14th Street, which is neither an arterial, a designated school
walking route, nor a designated bicycle route.
11. The marine bluff along the north side of the site is considered an environmentally sensitive
area. The appropriate buffer area from the bluff is indicated on the plan. The site is
generally level with only a slight slope 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.
The closest transit service is available along "N" Street east of the site. "N" street at the
intersection of 1 Oth is the nearest school walking route. The Port Angeles School District
evaluates school bus routes and school walking routes on an annual basis.
7.
8.
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 on "N" Street.
Building permits are required for all structures on the platted lots. All local building and Fire
Codes shall be complied with during construction including residential sprinkler systems.
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 service the site.
The City's State Environmental Policy Act (SEP A) Official issued a Determination of
Nonsignificance (DNS #1145) on March 2, 2006, therefore satisfying the City's
responsibility under the Act.
18. Improvements to the internal roadway and "P" Street will be required such that the final
roadway is an improved width of 24 feet with a vegetated drainage swale and a 4' concrete
sidewalk established on one side per the City's suburban low impact development standards.
Improvements to 14th Street will require 27 feet of paved travel surface with curb, gutter, and
a 6- foot concrete sidewalk on the north side.
The Port of Port Angeles operation ofthe Fairchild International Airport is located in the area
south ofthe site. The Port staff has been notified ofthe proposed subdivision proposal and
it is expected that those who purchase properties in the final subdivision will be aware of the
existing on-going airport operation.
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 forresidentiallots developed under
19.
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Plannmg CommiSSIOn Mmutes
March 8, 2006
Page 10
21.
the lower impact standards need to accommodate resident parking and visitor parking on-site.
Roadside drainage swales developed under low impact development standards should be kept
free of debris by adjacent property owners.
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 ofthe proposed subdivision to the general purposes
of the City's Comprehensive Plan and to planning standards and specifications adopted by
the City.
Conclusions:
A. As conditioned, the proposed Subdivision is consistent with the Port Angeles Comprehensive
Plan and Zoning Code.
B. As conditioned, the proposal is consistent with the Port Angeles Subdivision Ordinance,
Chapter 16.08 PAMC, and 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 pub lie
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.
Signage educating residents and visitors to the prohibition of on-street parking should be
included in the conditions for subdivision approval in those areas developed under the City's
low impact development standards in order to prevent public safety issues that could result
if on-street parking clogged streets that are allowed to be reduced in size.
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
Growth Management Act.
The motion was seconded by Commissioner Matthews and passed unanimously.
c.
REZONE PROPOSAL - REZ 06-02 - BRADOW/NYHUS: Rezone from RS-ll
Residential Single Family to ill Industrial Heavy.
Principle Planner Nathan West reviewed the Department's Report recommending approval
of the proposed rezone to Industrial Heavy. Planner West noted that the area was annexed into the
City in 2005 as residential because that is what the property was classified as while in the county.
Other properties in the annexation area that border the subject site have already been rezoned to
Industrial Heavy. The property owners requested this rezone. Chair Kidd opened the public hearing.
There was no one to speak to the issue, however, staff stated that City staff is representing
this proposal at this point as the area was inadvertently left out of earlier rezone review. Chair Kidd
closed the public hearing.
Following brief discussion regarding the previous rezone review of areas annexed in
2005 and other uses in the subject area, Commissioner Matthews moved to recommend
approval of the rezone as proposed citing the following findings and conclusions:
Planmng CommiSSIOn Mznutes
March 8. 2006
Page J J
. Findings
1. On February 24, 2006, the City of Port Angeles, as requested by property owners, submitted
a application to rezone approximately 24.86 acres from Residential Single Family RS-ll to
Industrial Heavy. The area was annexed to the City in June 2005 by Ordinance #3207.
2. The City's Comprehensive Plan Land Use Map is intended as the guiding document in
determining the consistency in zoning and establishing a conceptual framework for land use
decisions. The map designates the property as Industrial.
3, The property is described as E2SE LT 4 EXC R\W & PT S HWY 5.20A and UND Yi INT
IN SWSE SO OF HWY 19.66A and consists of2318, 2324, 2154 and 2156 West Highway
101 and is located between 2346 W. Hwy 101 and P A Hardwoods. The parcel numbers for
the properties are 63007340150, and 63007430125.
4. The subject site is partially developed with single family residences and ancillary structures.
5.
The purpose of the ill zone (PAMC 17.34.010) is "This is the least restrictive industrial
zone intended to be the area in which heavy industry could develop causing the least impact
on other land uses. Significant adverse impacts can be expected from permitted industrial
uses that involve hazardous materzals, noise, air and water pollution, shift work around the
clock, entertainment businesses with adult-only activities, and outside storage yards and
manufacturing activities. This zone prOVides the basic urban land use pattern for heavy
industrial uses with direct access to major transportation facilities, design standards for
greater truck traffic, and buffers for nonindustrial uses unless deemed impractical. "
.
6. County Zoning in the area includes County - Rural Character Conservation 3 (RCC3) to the
south, County - Industrial and Urban Very Low Density/Low Density (LD) to the north.
City zoning includes Industrial Heavy (ill) zoning to the east, west and south. Developed
properties in the area are consistent with underlying zoning designations.
7. A rezone proposal cannot be considered a spot zone if it meets the following tests: 1) the
parcel of land has not been singled out for special and privileged treatment; 2) the singling
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.
8. 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 Industrial Goals G and PolicyG.l; Goal H and Policy H.3.
9.
The inventory of Industria I Heavy (ill) zoned land is approximately 796 acres. Additionally,
the existing Heavy Industrial zoning is approximately 60% developed and a majority ofthis
undeveloped land is owned by the Port of Port Angeles.
.
.
.
.
Plannzng CommiSSIOn Minutes
March 8, 2006
Page 12
10.
Two county delineated wetlands exist on site including a creek and pond. Future
development will be required to comply with the Environmentally Sensitive Areas Ordinance
Section 15.20 and the Wetlands Protection Ordinance Section 15.24.
11. The SEPA Responsible Official issued a Determination of Non-Significance on March 3,
2006.
12. The public comment and notification period for the Planning Commission meeting ran from
February 26 to March 8, 2006. Mailing labels were provided by the applicant. Surrounding
property owners were notified that the request was for Industrial Heavy.
13. The City's Public Works and Utilities Department did not have any comment. Available
utilities to the sites include: City power, and Dry Creek water. City sewer extends to Eclipse
Industrial Parkway and can be extended by future developers. The Fire Department has
noted that industrial use of the property would be subject to applicable fire protection
provisions, including the provision of adequate fireflow.
14. Future development of the subject property will require specific project review including
issues such as access, noise, lighting, landscaping and environmentally sensitive review.
Conclusions:
A.
The proposal is in accordance with the Comprehensive Plan and Land Use Map as this area
is designated as Industrial. Based on this designation staff is recommending approval of the
proposed rezone.
B. Future development proposals should mitigate all environmental concerns regarding the
wetlands onsite.
C. Future development proposals should anticipate the necessity to install fire protection
prOVISIOns.
D. 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 and is therefore in the
public interest.
E. The City's action on rezone application REZ 06-02 is consistent with the established
procedures for amending the Zoning Code set forth in Section 17.96.100, Port Angeles
Municipal Code.
F.
Development plans may require further utility improvement by the developer. As no adverse
impacts to neighboring streets are anticipated and street, walkway, and drainage will be also
required with subsequent development, the proposed rezone is in the public interest.
Plannmg Commission Mmutes
March 8, 2006
Page 13
:. The motion was seconded by Commissioner Kalish and passed unanimously.
COMMUNICATIONS FROM THE PUBLIC
Taylor Jennings, 629 East Front Street, hoped that the City would consider requiring
sidewalk improvements on all City streets not just those that are arterial or school walking routes
in consideration of the walking public. People walk on all streets not just arterials and school
walking routes. Sidewalks will encourage more people to walk which will result in a healthier
and safer public. In encouraging cultural economic development, Ms. Jennings encouraged the
City to look at its regulations regarding work/live spaces particularly in industrial and residential
zones. Many artists need an industrial zone in which to work and would like to live where they
work. Currently, residential occupancies are not permitted in industrial zones. She presented
materials from other communities regarding work/live spaces for the Commission's review.
Doc Reiss noted that he was sitting in attendance as a potential Planning Commission
member. He agreed that the City's standards need to be reviewed to require sidewalks on all
streets not just school walking routes and arterials.
STAFF REPORTS
.
Staff reminded Commissioners of the upcoming work session scheduled for March 22.
Although the work session is scheduled mainly for an introduction to the Comprehensive
Planning process for new Commission members and a refresher for others, staff encouraged the
Commissioners to bring any planning issue up at the meeting for discussion that would be
helpful. In response to Commissioner Kalish, Sue Roberds noted that Attorney Bloor will be
available for questions at the meeting.
REPORTS OF COMMISSION MEMBERS
Chair Cherie Kidd noted that she will be out of the country for the March 22 meeting.
Scott Johns offered to provide the power point presentation for the meeting for her review.
ADJOURNMENT
The meeting adjourned at 8:30 p.m.
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