HomeMy WebLinkAboutMinutes 05/10/2006
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DORT f'NGELES
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WAS H I N G TON, U. S. A.
AGENDA
PLANNING COMMISSION
321 East Fifth Street
May 10, 2006
6 p.m.
CALL TO ORDER
ROLL CALL
APPROVAL OF MINUTES: Regular meeting of April 26, 2006.
PUBLIC HEARING:
Preliminary Subdivision - Rose Garden - West 14th Street east of Milwaukee Drive:
Review of a preliminary 23-unit subdivision in the Residential Medium Density zone.
OTHER BUSINESS: Strategic Planning
COMMUNICATIONS FROM THE PUBLIC
STAFF REPORTS
REPORTS OF COMMISSION MEMBERS
ADJOURNMENT
PLANNING COMMISSIONERS Chene Kldd (Chalr),Dave Johnson (VIce ChaIr), KeVIn Snyder, Candace KalIsh, John MattheVlS, Werner BeIer, Stanley Hams
PLANNING STAFF Mark Madsen, DIrector, Sue Roberds, Planmng Manager, Scott Johns, ASSOCIate Planner, Nathan West, PnnclpIe Planner
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MINUTES
PLANNING COMMISSION
Port Angeles, Washington 98362
May 10, 2006
6:00 p.m.
ROLL CALL
Members Present:
Dave Johnson, Cherie Kidd, Kevin Snyder, Candace
Kalish, John Matthews, Stanley Harris, Werner Beier
Members Absent:
None
Staff Present:
Sue Roberds, Nathan West, Jim Mahlum, Teresa Pierce
Public Present:
Robert Leach, Dave Stofferahan, Doc Reiss, Bill Wallace,
Jim Haguewood
APPROVAL OF MINUTES
Commissioner Johnson moved to approve the April 26, 2006, minutes as submitted.
The motion was seconded by Commissioner Beier and passed 7 - O.
. PUBLIC HEARING:
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.
Preliminary Subdivision - Rose Garden - West 14th Street east of Milwaukee
Drive: Review of a preliminary 23-unit subdivision in the Residential Medium
Density zone.
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Principle Planner Nathan West reviewed the Department's report recommending approval
of the preliminary subdivision with conditions and responded to questions regarding proximity of
the site to the airport, development of sidewalks, and LID requirements.
Chair Kidd opened the public hearing.
Dave Stofferahan, 54 Cleary Lane, Sequim, WA 98382 had no issue with the staffs
recommendation and asked that any technical questions be directed to his engineer who was in the
audience.
Robert Leach, Northwestern Territories, Inc., 717 South Peabody presented amended
wording to Conditions #5 and #10. Mr. Leach was concerned that the requirement to sign a No
Protest LID Agreement would give the City a blank check for future improvements to Milwaukee
Drive and force participation by the property owner in the future development of the right-of-way.
Planning Manager Sue Roberds indicated that the City does not wish to compel
improvement to Milwaukee Drive abutting the subject property at the time of development because
the road profile has not been determined and topography in the area will change when other areas
in the vicinity develop. The LID No Protest Agreement will allow the development to move forward
PlanlUng CommISSIOn Mznutes
May 10, 2006
Page 2
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at this point with assurance that the property owner will participate in future development of the
abutting right-of-way.
Bob Leach responded to a question from Commissioner Johnson regarding stormwater
runoff by explaining that stormwater from the site will be directed to combine with the system
approved for other recent subdivisions in the area.
Engineer Jim Mahlum briefly described right-of-way improvements that have been made
or are required to be made by recently approved subdivisions in the vicinity of the site.
Bill Wallace, 2711 West 18th Street did not understand the recent street vacation process that
was completed in association with the subject property and described a situation wherein he had
conversed with the applicant regarding site development. Staff indicated that the vacation process
is a separate issue from that under discussion. (Staff met with Mr. Wallace after the meeting to
address his issues.)
Doc Reiss, 2520 South Laurel voiced a concern that the site is zoned Residential Medium
Density and should be developed to RMD density not single family as is proposed. There is very
little RMD zoned property in the City and it is not an easy thing to find property where neighbors
don't object to a rezone to a higher density.
There being no further testimony, Chair Kidd closed the public hearing.
Commissioner Kalish agreed with the previous speakers but noted that the City cannot
compel multiple family development on multiple family zoned property without a change in current
development ordinances.
Following continued discussion, Commissioner Harris moved to recommend approval of
the preliminary subdivision with the following conditions, findings, and conclusions:
Conditions:
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1. The interior street identified as Rose Court and Kaitlyn Way shall be dedicated and
constructed per the City's standards, with a 34-foot wide travel surface, curbs and gutters,
and sidewalks prior to approval of the final plat.
2. 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 per the Fire
Departments standards.
3. Electric utility servIce shall be underground.
4. Prior to final plat approval, water service shall be extended to the lots as required by the
Public Works and Utilities Department with an 8 inch main.
5. Stormwater improvement plans showing either connection to the Walker Subdivision
stormwater outfall or, if access is not available, provisions for on-site detention for the
individual home sites at the time oftheir construction shall be submitted for approval per the
City's Urban Services Standards and Guidelines and made prior to final plat to inform future
purchasers.
Sanitary sewer shall be extended to the new lots as required by the Public Works Department
from Fourteenth Street and shown on the preliminary plat.
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Planmng CommISSIOn Mmutes
May 10,2006
Page 3
Building setbacks shall be shown and address numbers provided, by the Building Division,
shall be placed on the lots on the final plat.
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. No access shall be permitted to Lots #1,5,6, 7, 8, 13, or 14 from Milwaukee Drive.
10. Fourteenth Street improvements shall be made to Public Works and Utilities Department
standards prior to final plat approval. A total 27-foot wide paved surface (1/2 of34' + 10')
with curb, gutter, and sidewalk along the site frontage is required. A hammerhead
turnaround at the west end of 14th Street in the Milwaukee Drive right-of-way is required
unless 14th Street has been extended beyond Milwaukee Drive by other projects in the area.
11. A No Protest Agreement shall be filed with the final plat and recorded on each deed for the
future development of Milwaukee Drive.
Findings:
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Chapter 16.08 ofthe Port Angeles Municipal Code (P AMC) sets forth local requirements for
the approval of subdivisions.
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 otherrelevant 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 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 Community and Economic Development Department. The City Council shall either
approve or disapprove the proposed preliminary plat at a public meeting.
The Port Angeles Public Works and Utilities, Parks Division, Community and Economic
Development, 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 March 27,2006, prepared for
Rose Garden R. E. by Northwestern Territories, Inc. identifying 25 residential lots.
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Plannmg CommiSSIOn Mmutes
May 10.2006
Page 4
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6. The subject property is identified as Medium Density Residential 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.l,
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, Goal C, Policy C.1, C.2, C.3, CA, C.5, and C.7.
8. 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 Comprehensive Plan (Transportation Element Policy A. 3) requires special emphasis on
pedestrian safety.
The subject property is identified by the Port Angeles Zoning Map as Residential Medium
Density, which allows a density of up to 12044 units per acre and requires minimum 3,500
square foot lots. The proposed drawing indicates that each lot in the proposed subdivision
will be at least 8,396 square feet in size for a density of3.25 dwelling units per acre.
Urban street standards, including curbs and gutters, are required in the RMD zone. The
Comprehensive Plan Transportation Element Goal A, Policy 3 indicates that local streets
should serve local traffic with special emphasis on safety for pedestrian traffic.
The site is currently served by 14th Street, which is neither an arterial, a designated school
walking route, or a designated bicycle route.
There are no environmentally sensitive areas on the site. The site is gently rolling and
generally slopes 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.
16. Transit service is available along "N" Street east of the site.
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17. 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.
18. 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.
The City's Parks Division 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.
20. All utilities including potable water, sanitary waste, and refuse collection are available in the
area.
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Planning CommIssIOn Minutes
May 10, 2006
Page 5
The City's Police, Fire, and Public Works and Utilities Departments will service the site.
The City's State Environmental Policy Act (SEPA) Official issued a Determination of
Nonsignificance (DNS #1152B) on April 26, 2006, therefore satisfying the City's
responsibility under the Act.
Improvements to 14th Street will be required such that the final roadway is an improved width
of34 feet with curbs, gutters, and sidewalk. The applicant is responsible for developing the
south side of the street plus 10 feet.
The Port of Port Angeles operation ofthe Fairchild International Airport is located III the area
south of the site. The Port staff has been notified of the 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.
The Planning Commission's decision is a recommendation to the City Council. The
Planning 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:
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As conditioned, the proposed preliminary subdivision is consistent with the Port Angeles
Comprehensive Plan 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, Goal C, Policy C.1, C.2,
C.3, CA, C.5, and C.7, 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.
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, the public interest is served in the platting of this subdivision as articulated
in the City's Comprehensive Plan, Subdivision, and Zoning Ordinances. The subdivision
provides for development of new homes within the City of Port Angeles consistent with the
Growth Management Act and serves the public interest.
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Commissioner Kalish seconded the motion which passed 6-1. Commissioner Beier
indicated that his negative vote was due to the proposal being for a single family subdivision rather
than at a density that would correspond to the underlying RMD zoning.
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Plannzng CommiSSIOn Mmutes
May 10, 2006
Page 6
OTHER BUSINESS: STRATEGIC PLANNING
Jim Haguewood, One Group Consulting, with the assistance of Teresa Pierce, Executive
Communications Coordinator for the City of Port Angeles, led the Planning Commission through
a strategic planning exercise which was a continuation of an earlier session conducted at the April
12,2006, regular meeting. The Commission continued to outline and categorize its expectations
and vision for development within the City in the next 25 years.
COMMUNICATIONS FROM THE PUBLIC
None
STAFF REPORTS
None
REPORTS OF COMMISSION MEMBERS
Chair Kidd asked that a copy of the City's Zoning Map be distributed to each Planning
Commissioner.
ADJOURNMENT
The meeting adjourned at 8:35 p.m.
C1fML~M
Cheri Kidd, Chair
PREPARED BY. S. Roberds
~ORT.ANGELES
WAS H I N G TON, USA
PLANNING COMMISSION ATTENDANCE ROSTER
AND TESTIMONY SIGN-UP SHEET
PLEASE SIGN IN
Meeting Agenda of:
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To help us provide an accurate record of those in attendance, please sign in. Your
signature acknowledges your presence. If you plan to testify, by your signature below, you
certify that the testimony given is true and correct under penalty of perjury by the laws of the
State of Washington. Signature below DOES NOT REQUIRE you to testify.
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NAME: ADDRESS: Agenda Item No.
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