HomeMy WebLinkAboutMinutes 05/11/2005
~ORTANGELES
WAS H I N G TON, U. S. A.
ECONOMIC & COMMUNITY DEVELOPMENT
AGENDA
PLANNING COMMISSION
321 East Fifth Street
May 11, 2005
6 p.m.
I. CALL TO ORDER
II. ROLL CALL
III. APPROVAL OF MINUTES: Regular meeting of April 27, 2005
IV. PUBLIC MEETING:
1.
REZONE PROPOSAL - REZ 05-01 - RONE' - 1203 South Golf Course Road:
Proposal to rezone approximately 4.92 acres from RS-9 Residential Single Family to
multiple family.
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PUBLIC HEARINGS:
1. ROLLING HILLS PRELIMINARY SUBDIVISION - 14th/"O" Streets: Proposal to
subdivide approximately 7.2 acres into 28 lots in the RS-9 Residential Single Family
zone.
2. WALKER PRELIMINARY SUBIVISION - 10th/Milwaukee Streets: Proposal to
subdivide 9.3 acres into 22 lots in the RS-ll Residential Single Family zone.
3. PROPOSED AMENDMENTS TO THE CITY'S COMPREHENSIVE PLAN AND
LAND USE MAP: Yearly reView and update to the Plan.
4. CONDITIONAL USE PERMIT - CUP 05-01 - BOWMAN. Front/Albert Street:
Proposal to establish an off-site parking lot in association with a residential apartment
development in the Commercial Arterial zone. (Continue to June 8, 2005.)
V.
COMMUNICATIONS FROM THE PUBLIC
VI.
STAFF REPORTS
VII.
. VIII.
REPORTS OF COMMISSION MEMBERS
ADJOURNMENT
PLANNING COMMISSIONERS Len Rasmussen (Chatr), Chene Kldd (VIce ChaIr) Dave Johnson, KeVIn Snyder, Betsy Wharton, Candace Kal1sh, John Matthews
PLANNING STAFF Mark Madsen, DIrector, Scott Johns, ASSOCiate Planner, Sue Roberds, ASSIstant Planner
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MINUTES
PLANNING COMMISSION
Port Angeles, Washington 98362
May 11, 2005
6:00 p.m.
ROLL CALL
Members Present:
Leonard Rasmussen, Dave Johnson, Kevin Snyder,
Candace Kalish, John Matthews, and Betsy Wharton
Members Excused:
Cherie Kidd
Staff Present:
Mark Madsen, Scott Johns, Sue Roberds
Public Present:
Mark and Gena Almaden, Michele Rone', Douglas and
Sharon McCaster, Steve Zenovic, Terry Walker, Scott Morris,
Dottie Foster, Dean and Debbie Reed, Cliff and Terri Miller,
Rainier and Kirsten Basdeo, Brian Gawley
APPROVAL OF MINUTES
Commissioner Wharton moved to approve the April 27, 2005, minutes as presented.
The motion was seconded by Commissioner Snyder and passed 6 - O.
PUBLIC MEETING
REZONE PROPOSAL - REZ 05-01- RONE' -1203 South Golf Course Road: Proposal
to rezone approximately 4.92 acres from RS-9 Residential Single Family to multiple family.
Assistant Planner Sue Roberds reviewed the Department's report and responded to questIOns
regarding the site and surrounding uses. Chair Rasmussen opened discussion between the
Commission members on the proposed rezone. Following discussion regarding information
contained in the Department's report regarding public comments, road improvements, and
development in the area, Commissioner Kalish moved to recommend that the City Council
approve the proposed rezone to RMD Residential Medium Density citing the following
findings and conclusions:
Findings
1.
On March 25, 2005, the City of Port Angeles received a request from property owner
Michele Rone' to rezone approximately 4.92 acres from RS-9 Residential Single Family to
RHD Residential High Density. In subsequent conversation with Mr. Rone', it was
determined that a rezone to RMD Residential Medium Density would serve his development
plans and enhance development in the area while adding to the City's multi family housing
properties. The applicant's justification for a rezone notes 1) consistency with the
ComprehensIve Plan; 2) suitability ofthe area for multiple family development as evidenced
by established development and zoning in the area; and 3) the desire to provide a variety of
housing types.
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Plannmg CommISSIOn Mmutes - May 11, 2005
Page 2
2. The property is described as tax parcels #0630132300901000 and 2001 and is situated
approximately 330' south ofthe southeast comer ofthe Golf Course Road and Lindberg Road
intersection with access from Golf Course Road.
3. The subj ect site is partially developed with a single family residence and accessory structure.
The Bonneville Power Line and easement cross the property along its north frontage from
east to west encumbering approximately one third of the property.
4. The site is located along an arterial street and near a bus stop which are locational criteria
for multiple family zones.
5.
The purpose ofthe RMD zone (P AMC 17.14) is 'This is a medium density residential zone,
which allows a mix of smgle family, duplexes, and apartments at a density greater than
smgle family neighborhoods but less than the higher densities of the RHD zone. The
permitted uses in the RMD zone are also intended to be more restrictive than the RHD Zone.
Commercial uses are not considered to be compatible. Few nonresidential uses are allowed
in this zone and then only conditionally, because of land use impacts associated with
nonresidential uses. This zone provides for a variety in the urban land use pattern for the
City's lower density multi-family residential neighborhoods (at twice the density of the City's
basic single famzly residential neighborhoods) with direct access on an arterial street,
usually located in outlying areas with large tracts of vacant buildable land, and servmg as
a transitional use between low density residential uses and commercial/mdustrzal uses. "
The purpose of the RHD zone (PAMC 17.15) is: "This is a high density resldentzal zone
for multi-family residential structures. Compatible uses may be allowed by ConditlOnal Use
Permits but the zone is still regarded as a residential area and commercial enterprises are
not generally felt to be compatible. Few nonresidential uses are allowed in this zone and
then only conditional, because of land use impacts assoczated With nonresidential uses, "
Single family and multi-family homes, parks, schools, churches, day care and residential
services, and district shopping areas are all legitimate components of district development
and enhancement.
6. Zoning in the area includes Residential High Density (RHD) to the north, northwest, and
northeast. Residential Single Family (RS-9) zoning is also found to the west, east, and south,
with Public Buildings and Parks (PBP) to the north (Peninsula Golf Club). Developed
properties in the area are consistent with underlying zoning designations.
7. Residential development in the RHD zone may develop up to 39 units per acre, with 13 units
per acre in the Residential Medium Density, and 7 units per acre in the existing RS-9 zone.
8.
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.
Planmng CommiSSIOn Mmutes - May 11,2005
Page 3
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9. The Comprehensive Plan Land Use Map designates the site as High Density Residential
(HDR)/Low Density Residential (LDR). The site was designated as an imprecise margin in
2000 when the adjacent property was designated HDR. Properties adjacent to the subject
property are designated HDR and Low Density Residential (LDR) on the Comprehensive
Plan and Land Use Map. A transition area is identified on the Comprehensive Plan Land Use
Map between LDR and HDR for the site which allows for interpretation of an appropriate
designation of the site by the City Council. The Comprehensive Plan Land Use Map does not
allow for the further extension of high density development south of the subject property.
10. 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-e); Land Use Map Goal A and
Policy 1 A.2; Land Use Element Residential Goal B and Policies Rl, 3, and 4; Goal C, and
Policies C.l, 2, 3, and 4; and Capital Facilities Element Goal C.
11.
The City's inventory ofland zoned Residential High Density (RHD) is approximately 127
acres. The inventory of Residential Medium Density (RMD) zoned land was recently
reduced to approximately 122 acres by a down zone approved for environmental reasons.
The proposed rezone would replace 4.92 acres ofthe available medium density down zoned
property. Analysis of the buildable land supplies of various zones has shown that higher
density residential areas are much less available for development than low density residential
areas.
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12. The State of Washington Growth Management Act (GMA) of 1992 encourages the
development of urban properties to specific densities. Mandates to provide an adequate
supply of low density, medium density, and high density residential properties were
established under the GMA with specific standards as to where such areas should be located.
Criteria for locating medium and high density residential uses along arterial streets where
public transportation is normally available; the provision of public utilities including water,
power, stormwater, sewer, trash pickup, and communication services; public recreational and
educational uses located nearby; and the ratio of inventory of multiple residential land
available for development are some of those standards.
13. The SEPA Responsible Official adopted a previously issued Determination of Non-
Significance (DNS) for the proposal on May 3, 2005. The DNS adopted was originally
issued for a 2000 Comprehensive Plan Land Use Map change for the adjacent property from
Low Density Residential to High Density Residential.
14. The public comment and notification period for the Planning Commission meeting ran from
April 15 to April 30, 2005. Mailing labels were provided by the applicant. Surrounding
property owners were notified that the request was for high density residential zoning.
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15.
Reviewing City department dId not have any comment. Utilities exist in the area to
adequately serve a high density residential development.
Plannmg CommISSIOn Mmutes - May 11, 2005
Page 4
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16.
Two letters of concern were received as a result of the public notification process. The
residents objected to the proposed rezone citing traffic, drainage, view, and property value
issues. Those letters were included in staff's continued review of the proposal.
17. Future development ofthe subj ect property will require engineered drainage and stormwater
design. Drainage and stormwater concerns will not be required of a property owner until
proposed development. Development in an area is the impetus for needed infrastructure
improvements.
18. The 1999 Clallam County Housing Needs Assessment indicated that there were 1,878 multi-
family rental units in 1998. According to the Washington State Office of Financial
Management, the City's April 2000, official population estimates were based on 78% single
family and 22% multi-family housing units with a declining household size. The trend in
single family and multi-family housing percentages in other communities also indicates an
increasing need for multi-family zoned land. The City has experienced a dramatic increase
in housing development over the past three years with many multiple family properties being
developed.
19. Section 17.96.100 ofthe Port Angeles Municipal Code identifies procedures for amendment
to (rezone) the City's Zoning Map.
Conclusions:
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1.
With the frontage of the site being along Golf Course Road, circulation patterns and traffic
in the area should not be negatively affected by multiple family residential uses that could
locate on the site if a rezone were approved. The proposal is therefore consistent with the
Comprehensive Plan policies for higher density residential.
2. The proposed rezone would allow for the development and infill of undeveloped property
consistent with the Growth Management Act's requirement that economic development be
consistent with the adopted Comprehensive Plan that encourages growth in areas within the
capacity of the region's public services and facilities. The Comprehensive Plan residential
land use element goals and policies encourage medium and high density housing in
residential zones consistent with available public utility and recreation services. Residential
land should be developed on the district and neighborhood concept.
3. The site can provide a logical transition between land uses that will not adversely impact the
existing development in the area.
4. The rezone is compatible with the surrounding zoning and land uses and will allow
development of the site to a higher density that has been identified as desired for the area by
the City through its Comprehensive Plan Land Use Map designation and is therefore in the
public interest.
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5.
The City's action on rezone application REZ 05-01 is consistent with the established
procedures for amending the Zoning Code set forth in Section 17.96.100, Port Angeles
Municipal Code.
Plannmg CommiSSIOn Mmutes - May 11, 2005
Page 5
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6.
Utilities in the area are adequate to supply power, water, communications, sewer, and
emergency services to the site in light of the proposal. Ultimate development plans may
require further 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.
7. The proposed rezone would encourage the development of the site to a higher density that
has been identified as possible for the area by the City through its Comprehensive Plan Land
Use Map designation of the adjacent area as High Density Residential (HDR).
8. The mix of affordable housing in Port Angeles has a relatively low ratio of multi-family to
single family dwelling units, especially in comparison with similar size cities in the Puget
Sound area. The City has experienced a high demand over the past two to three years as seen
by the development of over 250 new subdivision lots that are rapidly being purchased. The
proposal will minimally add to the City's inventory ofRMD zoned land for development.
There is not an excessive inventory of medium density land available land for development
in the City.
Commissioner Matthews seconded the motion, which passed 6 - o.
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PUBLIC HEARINGS
Chair Rasmussen 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.
ROLLING HILLS PRELIMINARY SUBDIVISION - 14th/"O" Streets: Proposal to
subdivide approximately 7.2 acres into 28 lots in the RS-9 Residential Single Family zone.
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Associate Planner Scott Johns reviewed the Department's report recommending approval of
the preliminary subdivision with conditions. In response to Commissioner Kalish's question as to
how is the public interest being served by approval ofthe subdivision, Planner Johns responded that
the subdivision will provide housing lots with improved streets and walkways in concert with the
City's adopted housing development goals. Commissioner Kalish noted that often small airports are
pushed out of operation by residential development surrounding the sites, and she asked if this was
considered during the application review. Planner Johns noted that a finding contained within the
Department report addresses the issue of proximity to an airport, and that the City's policy
documents for land development require that land owners make prospective purchasers aware of any
potential conflict with an airport in the general area of a subdivision development such that a later
claim will be avoided. Mr. Johns added that although airports have experienced some conflict with
development issues in certain areas, airports can also encourage growth and development that might
not otherwise occur. The City cannot cease to develop housing because of airport expansion
potential. Some residential uses are dependent on the proximity to an airport.
Following considerable discussion on existing and proposed street development in
association WIth the subdivision, Chair Rasmussen opened the public hearing.
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Plannzng CommISSIOn Mznutes - May II, 2005
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Steve Zenovic, 519 South Peabody #22, Port Angeles, represented the applicants and felt
that it is inconsistent with the City's existing low impact development standards to require the full
development of 14th Street abutting the subdivision.
Doug McCaskey, 2514 West 14th Street, Port Angeles, was concerned that there would be
no on-street parking on West 14th Street, which has always been available for neighborhood parking
needs. He was also concerned that the allowed ditches would not be maintained with any regularity
if at all. He believed that low impact development standards can result in areas that are an eyesore
and lower property values. Full development should be imposed consistent with subdivision
development in the area.
Kirsten Basdeo, 2506 West 14th Street, Port Angeles, agreed with the previous speaker and
opted for full street development rather than low impact standards. She had no concerns with the
development as proposed but was opposed to ditches along the roadways.
There being no further testimony, Chair Rasmussen closed the public hearing and called for
a break at 7:10 p.m. The meeting reconvened at 7:25 p.m.
Commission Rasmussen expressed concern that attention must be directed to neighborhood
park development in the neighborhood particularly given that there have been ten subdivisions
proposed in the general area that will impact all neighborhood streets and infrastructure. Low impact
standards are really not adequate when development reaches an urban peak. Planner Johns noted that
Growth Management Act directives, including the provision of neighborhood recreation areas,
require concurrency with development standards within six years of development which would mean
that, given subdivision development in the area, the City should provide required neighborhood park
amenities within the next four years.
Following considerable discussion regarding planning for neighborhood recreation amenities,
Planner Johns noted corrections to the proposed findings in light of the discussion. Commissioner
Wharton moved to recommend approval of the preliminary subdivision citing the following
conditions, findings and conclusions:
Conditions:
1. Interior streets shall be dedicated and constructed per the City's urban services standards and
Guidelines, which includes a minimum 20- foot wide paved travel surface with a vegetated
swale on both sides of the street and aminimum4-footwide all-weather pedestrian walkway
along one side of the road separated from the travel surface by the vegetated swale, prior to
approval of the final plat.
2. The interior streets shall be named and approved by the Department of Public Works and
Utilities prior to final approval of the subdivision.
3. Improvements to "0" Street, shall be required at City of Port Angeles Public works and
Utilities arterial street standards.
4.
Fire hydrants shall be placed per the Fire Department comments as follows: One fire hydrant
shall be located adjacent to lot #14; and a second fire hydrant shall be placed on 14th Street
at the southwest comer oflot #17.
5. Wording requiring all homes within the subdivision to be equipped with a residential
sprinkler system that meets the requirements ofthe current edition ofNFP A 13D shall be
placed on the face of the final mylar.
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Plannzng CommiSSIOn Minutes - May 11, 2005
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6.
Electric utility service to the subdivision shall be underground. A 10-foot easement for
electric service shall be required on streets and cul-de-sacs.
7. Prior to final plat approval, water service shall be extended to the lots as required by the
Public Works and Utilities Department.
8. Stormwater improvement plans shall be submitted for approval per the City's Urban Services
Standards and Guidelines and made prior to final plat approval.
9. 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.
10. Building setbacks shall be identified on the final plat and address numbers provided by the
Building Division will be placed on the lots.
11. 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.
12.
Fourteenth Street improvements shall be made to Public Warks and Utilities Department
standards for standard residential streets prior to final plat approval and shall include a
minimum of a 17- foot wide paved travel surface plus 10 feet of paving south of the center
line with curb, gutter, and sidewalk along the entire site frontage.
13. "0" Street shall have street trees planted the entire length of the frontage of the site located
behind the sidewalk. City staff is available to assist with tree selection and planting
guidelines.
Findings:
1.
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.
2. Chapter 16.08 ofthe Port Angeles Municipal Code (P AMC) sets forth local requirements for
the approval of subdivisions. RCW 58.17. Section 16.08.050(B)(I) PAMC provides that
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Plannmg CommISSIOn Mmutes - May 11, 2005
Page 8
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.
3.
The Port Angeles Public Works and Utilities, Parks, and Fire Departments reviewed the
proposed subdivision. Their comments have been incorporated in the Department's
recommendation.
4.
Preliminary approval is based upon a drawing dated received March 11 2005, prepared for
Rolling Hills Homes LLC by Zenovic and Associates, Inc.
5.
The subject property is identified as Low Density Residential on the Port Angeles
Comprehensive Plan Land Use Map.
6.
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, BA, B.5, and B.6, Goal C; Transportation Element Goal A, Policy A.2, A.3, A.6, and
B.ll; Utilities and Public Services Element Policy C.2; Capital Facilities Element Goal A,
and Policy A.9, PolicyB.l, Goal C, Policies C.l through 5, and 7.
7. The subject property is identified by the Port Angeles Zoning Map as Residential Single
Family RS-9, which allows a density of up to 4.84 dwelling units per acre. The proposed
drawing indicates that each lot in the proposed subdivision will be at least 9,000 square feet
III SIze.
8. The site is currently served by"O" Street, which is an arterial street, and W. 14th Street which
is not an arterial. Neither street is a designated school walking route nor a designated bicycle
route.
9. There are no environmentally sensitive areas on the site. 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.
10. Transit service is available along "0" Street south ofthe site at 16th Street. "N" Street, south
of 14th Street, is a designated school walking route. No transit service, school bus service,
or school walking routes directly serve the subject subdivision.
11.
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.
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Planmng CommiSSIOn Minutes - May 11, 2005
Page 9
12.
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 18th and "0" Streets, 12th and "N" Streets and for Hamilton Elementary at 14th and "N"
Streets.
13. 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. The site is located approximately one mile north and west of Lincoln Park and
approximately on mile west of Hamilton Elementary School, which are the only developed
recreational facilities in the area. The site is approximately one half mile from CIty owned
property that is designated as a future park located at 10th and "N" Streets.
14. All utilities including potable water, sanitary waste, and refuse collection are available in the
area.
15. The site will be served by all City services including Police, Fire, and Public Works and
Utilities Departments. Utility services will be extended to site at developer's expense.
16.
The City's State Environmental Policy Act (SEPA) Official issued a Determination of
Nonsignificance (DNS #1099) on April 21, 2005, therefore satisfying the City's
responsibility under the Act.
17. Improvements to the internal streets and to 14th Street will be required such that the final
roadway has an improved travel width of 20 feet with a vegetated swale and 4' all-weather
pedestrian walking path on one side per the City's low impact development standards.
18. The Port of Port Angeles Fairchild International Airport is located south ofthe site. The Port
of Port Angeles staff has been notified ofthe proposed subdivision. Wording shall be placed
on final plat making potential purchasers aware of the existing on-going airport operation.
19. The City's low impact development standards in suburban areas (adopted 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 monitored
and kept free of debris by adjacent property owners.
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.
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Page 10
C.
As conditioned, appropriate provisions have been made for the public health, safety and
general welfare and for such open spaces, drainage ways, streets orroads, 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. Signage educating residents and visitors to the prohibition of on-street parking is included
in the conditions for subdivision approval in those areas developed under the City's low
impact development standards to prevent public safety issues that could result if on-street
parking clogged streets that are allowed to be reduced in size.
E. As conditioned, the public interest is served in the platting ofthis subdivision as articulated
in the City's Comprehensive Plan, Subdivision, and Zoning Ordinances. The subdivision
provides for development of new homes within the City of Port Angeles consistent with the
Growth Management Act.
The motion was seconded by Commissioner Snyder and passed 6 - O.
WALKER PRELIMINARY SUBIVISION - 10th/Milwaukee Streets: Proposal to
subdivide 9.3 acres into 22 lots in the RS-II Residential Single Family zone.
Associate Planner Scott Johns reviewed the Department report recommending approval of
the preliminary subdivision with conditions and responded to questions regarding proposed street
development. Mr. Johns responded that the developer is planning to develop to the low impact
development standards.
In response to Commissioner Kalish's question as to the stabilityofthe bluff in this location,
Mr. Johns responded that the City is lucky to have deep layers of glacial til along marine bluffs tha
are normally quite stable. It is anticipated that property beyond the 50' no disturbance setback on the
proposed lots will be disturbed but, as the bluff is relatively undisturbed at present, the 50' buffer
area should somewhat protect the bluff from erosion. All stormwater runoff from the site will be
transported via tightline to the beach. The bluff edge must be managed per the City's
Environmentally Sensitive Areas Ordinances to protect the bluff from unnecessary erosion. Each
building site will require a geologic hazard review prior to any disturbance of the buffer area.
Steve Zenovic, 616 South Peabody #22, Port Angeles, responded that interior streets would
be dedicated as public.
There being no further comment, Chair Rasmussen closed the public hearing.
Commissioner Snyder moved to recommend approval of the preliminary subdivision
citing the following conditions, findings, and conclusions:
Conditions:
1.
All street and utility improvements shall be made to Public Works and Utility Department
specifications and standards. Any streets constructed to low impact development standards
shall be clearly posted with "NO PARKING" signs on both sides of the street.
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Plannzng CommiSSIOn Mznutes - May II, 2005
Page II
2.
The internal street shall be named and the name approved by the City at final plat review.
The street shall be dedicated to the City.
3. Fire hydrant spacing shall be as required by the City Fire Department to a maximum 1000'
of separation distance. Residences shall be fitted with residential sprinkler systems per
NFP ABa.
4. The Fire Department emergency turn around shall be clearly marked as an emergency turn
around only and NO PARKING signs shall be posted. A barricade at the southern terminus
of the emergency turn around shall be installed to prevent through traffic from using the turn
around.
5. Electric utility service to the subdivision shall be underground.
6. Stormwater improvement plans shall be submitted for approval per the City's Urban Services
Standards and Guidelines prior to final plat approval.
7. Sanitary sewer shall be extended to the new lots as required by the Public Works and
Utilities Department from 10th Street and shown on the preliminary plat.
8.
All utilities such as the sanitary sewer lift station, shall be built to City Standards if the
developer's intent is to dedicate those utility structures to the City.
9. Building setbacks shall be identified on the final plat and address numbers placed on the lots,
which will be provided by the Building Division.
10. 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.
11. No removal of vegetation or earth disturbing activities shall occur within 50 feet of the top
ofthe marine bluff unless approved through a separate Clearing and Grading Permit and an
Environmentally Sensitive Areas review for each individual lot created.
12. Prior to final approval, the developer shall sign and record with the County Auditor's Office
a Hold Harmless agreement to defend, indemnify and hold the City of Port Angeles and its
officials, employees and agents harmless against any claims and/or lawsuits for personal
injury and/or property damage arising out of, or in any way connected with subdivision
approval.
13.
The applicant shall meet all requirements of the Washington State Department of Ecology
including application for a National Pollution Discharge Elimination System (NPDES), State
Waste Discharge General Permit, and the use of best management practices for erosion and
sedimentation control.
Plannmg CommiSSIOn Mmutes - May 11, 2005
Page 12
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Findings:
1. 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.
2.
Chapter 16.08 ofthe Port Angeles Municipal Code (P AMC) sets forth local requirements for
the approval of subdivisions. RCW 58.17. 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.
.
3. The Port Angeles Public Warks and Utilities, Parks, and Fire Departments reviewed the
proposed subdivision. Their comments have been incorporated in the Department's
recommendation.
4. Preliminary approval is based upon a drawing dated received March 30,2005, prepared for
Terry Walker by Zenovic and Associates.
5. The subject property is identified as Suburban Lots 58 & 59, TP A parcel # 06-30-00-105825
& 105900. The site is designated Low Density Residential on the Port Angeles
Comprehensive Plan land use map and is zoned RS-11.
6. 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, and B.ll;
Utilities and Public Services Element Policy C.2; Capital Facilities Element Goals A, and
B, Policy B.1, B.3 through B.7, Goal C and Policies C.1, through C.5 and C.7.
.
7.
The subject property is identified by the Port Angeles Zoning Map as RS-11 which allows
a density of up to 3.96 units per acre. The proposed drawing indicates that each lot in the
proposed subdivision will be at least 11,000 square feet in size.
.
.
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Plannzng CommiSSIOn Mznutes - May J J, 2005
Page J 3
8.
The site gains access from 10th Street, which is classified as a residential street and is not a
designated school walking route or bicycle route.
9. "0" Street south of 10th Street, and 10th Street east of"O" Street are designated as arterial
streets. Tenth Street is a designated school walking route east of"N" Street. Neither 1 oth nor
0" Streets are developed with sidewalks in the area nearest to the proposed subdivision.
10. The marine bluff crosses the site parallel to the northern margin ofthe property. The marine
bluff is considered an environmentally sensitive area. A fifty foot buffer undisturbed of
native vegetation is required to remain on the site to protect the stability ofthe marine bluff.
11. A geotechnical report authored by Alkai Consultants, LLC for the subject property was
received and reviewed by the City of Port Angeles on April 11 ,2005. The report indicates
the marine bluff to be relatively stable with one source of protection being the well
established vegetative cover on the site.
12. Transit service is available at the comer of 10th and "N" Streets approximately 'li mile east
of the site.
13.
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.
14. 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 18th and "0" Streets, 12th and "N" Streets and for Port Angeles High School and Hamilton
Elementary at 14th and "N" Streets.
15. 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. A City owned parcel at the comer of 10th Street and "N" Street is intended to
be developed into a park in the future.
16. All utilities including potable water, sanitary waste, and refuse collection are available in the
area.
17. The site will be serviced by the City's Police, Fire, and Public Works and Utilities
Departments.
18.
The City's State Environmental Policy Act (SEPA) Official issued a Determination of
Nonsignificance (DNS # 1100) on May 3, 2005, therefore satisfying the City's responsibility
under the Act.
.
.
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Plannmg CommiSSIOn Mmutes - May II, 2005
Page 14
19.
Improvements to 10th Street per Sec. 16.08 PAMC, the access street (loth St.) Must be
extended to the nearest improved street. The final roadway must be improved to meet the
Public Works and Utilities Department Urban Services Standards and Guidelines.
20. The Port of Port Angeles operation ofthe Fairchild International Airport is located in the area
south of the site. The Port of Port Angeles staff has been notified of the proposed
subdivision proposal. Wording shall be placed on final plat making potential purchasers
aware of the existing on-going airport operation.
21. 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.
22. 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.
23.
Public notification was provided to property owners within 300 feet ofthe project, published
in the Peninsula Daily News and posted on the site. No comments from the public were
received.
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.
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 pub lic
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.
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.
E. As conditioned, the public interest is served in the platting ofthis subdivision as articulated
in the City's Comprehensive Plan, Subdivision, and Zoning Ordinances. The subdivision
.
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Plannzng CommiSSIOn Mmutes - May II, 2005
Page 15
provides for development of new homes within the City of Port Angeles consistent with the
Growth Management Act.
The motion was seconded by Commissioner Kalish and passed 6 - o.
PROPOSED AMENDMENTS TO THE CITY'S COMPREHENSIVE PLAN AND
LAND USE MAP: Yearly review and update to the Plan.
Associate Planner Scott Johns reviewed staffs memorandum summarizing proposed
amendments to the City's Comprehensive Plan, which are a result ofthe City's yearly review ofthe
Plan. He explained that the amendments are: a result of recent Council actions with regard to a
rezone of properties in the west area of the City; an annexation of a portion of the City's
southwestern urban growth area (UGA); recent Growth Management Hearings Board rulings
regarding density thresholds; a Regional Transportation Plan Organization recommendation; and the
inclusion of a park and recreation element in the Plan. He added that a proposal to pre designate
property currently under consideration for annexation to the City had been proposed in early January,
2005, to the previous Planning Commission but staff had been directed not to pursue the matter
given its complexity. The proposal is under consideration due to recent annexation actions with the
other amendments. This issue will be included in the current review but may not be considered until
May 25 due to noticing requirements. The entire Comprehensive Plan review action should be
continued to May 25,2005, to allow for a consolidated review.
Planner Johns expanded on the background of the amendments stating that those which
involve a change or addition to the City's southwestern UGA were in response to requests from
property owners in those areas.
The Commission discussed the items generally, and concurred that neighborhood parks and
recreation issues need serious review particularly given the degree of subdivision development that
has occurred within the past two years.
Commissioner Kalish expressed disappointment in the City's draft Parks and Recreation Plan
as it does not appear to provide a service to the citizens of the City. The Plan is devoid of value as
it is currently written, and she doubted that it would be a helpful component of the Comprehensive
Plan. The Parks Comp Plan and the City's Land Use Comp Plan are dissimilar in many ways and
the Park Plan does not really enhance the Comprehensive Plan. Planner Johns noted that the
proposal to add a parks component to the City's Comprehensive Plan is not required but was
proposed due to a suggestion made by the State Department of Community, Trade, and Economic
Development that such a component should be considered within a city's driving planning document.
Chair Rasmussen opened the public hearing. As there was no public present, Commissioner
Wharton moved to continue the item to the May 25, 2005, regular meeting at 6 p.m. The
motion was seconded by Commissioner Kalish and passed 6 - o.
CONDITIONAL USE PERMIT - CUP 05-01- BOWMAN. Front! Albert Street: Proposal
to establish an off-site parking lot in association with a residential apartment development
in the Commercial Arterial zone. (Continue to June 8, 2005.)
. Assistant Planner Roberds noted that the applicant had withdrawn this application from
consideration.
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Planmng CommiSSIOn Mmutes - May 11, 2005
Page 16
COMMUNICATIONS FROM THE PUBLIC
None
STAFF REPORTS
None
REPORTS OF COMMISSION MEMBERS
None
ADJOURNMENT
The meeting adjourned at 9:00 p.m.
~.?(t~~
Ma k Madsen, S retary
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