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HomeMy WebLinkAboutMinutes 11/14/2007 ~OR'fANGELES WAS H I N G TON, U. S. A. AGENDA PLANNING COMMISSION 321 East Fifth Street November 14,2007 6 p.m. I. CALL TO ORDER Pledge of Allegiance led by Chair II. ROLL CALL III. APPROVAL OF MINUTES: Regular meeting of October 24,2007 IV. PUBLIC HEARINGS: . 1. CONDITIONAL USE PERMIT - CUP 07-07 - RICKENBACHER. 517 East Fourth Street: Request for an accessory residential unit (ARD) in the RS-7 Residential Single Family zone. 2. CONDITIONAL USE PERMIT - CUP 07-08 - WORLEY. 338 East Whidby Avenue: Request for an accessory residential unit (ARD) in the RS-7 Residential Single Family zone. CONTINUED PUBLIC HEARING: PRELIMINARY PLANNED RESIDENTIAL DEVELOPMENT AND SUBDIVISION - GREEN CROW PROPERTIES - Campbell Avenue/Rook Drive: A planned residential development of approximately 16+ acres of property zoned RHD Residential High Density and RS-9 Residential Single Family zones into 39 single family and 19 multiple family unit sites. (Continued from October 24, 200;k' V. COMMUNICATIONS FROM THE PUBLIC VI. STAFF REPORTS VII. REPORTS OF COMMISSION MEMBERS . VIII. ADJOURNMENT PLANNING COMMISSIONERS Werner BeIer (Chalr), John Matthews (VIce Chalr), Chene Kldd, Stanley Hams, Dave Johnson, Doc ReISS, MIke CaudIll PLANNING STAFF Mark Madsen, DIrector, Sue Roberds, Plannmg Manager, Nathan West, Prmclpal Planner, Scott Johns, ASSOCIate Planner . . . MINUTES PLANNING COMMISSION Port Angeles, Washington 98362 November 14, 2007 6:00 p.m. ROLL CALL Members Present: Dave Johnson, John Matthews, Stanley Harris, Werner Beier, Doc Reiss, Mike Caudill Members Absent: Cherie Kidd Staff Present: Sue Roberds, Scott Johns, Nathan West, Bill Bloor, Heidi Greenwood, Steve Sperr Public Present: Jesse Rickenbacher, Robert Worley, Tim Woolet, Steve Zenovic CALL TO ORDER Salute to the Flag was led by Chair Beier. APPROVAL OF MINUTES Commissioner Reiss moved to approve the October 24, 2007, regular meeting minutes as presented. The motion was seconded by Commissioner Harris, and passed 5 - 0 with Commissioner Matthews abstaining due to his absence at the meeting. PUBLIC HEARINGS: Chair Beier 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. The Chair then read the disclaimer questions to which the Commissioners responded that they had no conflicts or appearance of fairness issues. CONDITIONAL USE PERMIT - CUP 07-07 - RICKENBACHER. 517 East Fourth Street: Request for an accessory residential unit (ARU) in the RS-7 Residential Single Family zone. Associate Planner Scott Johns summarized staff's report recommending denial of the conditional use permit as the structure in which it is proposed is nonconforming with regard to setbacks. Planning Manager Sue Roberds responded to questions with regard to the City's Public Works and Utilities Departmental recommendation that separate utilities not be required if the accessory unit is approved. Mrs. Roberds indicated that, although the City's zoning ordinance requires separate utilities, the recommendation is acknowledgement that the cost of separating . . . Plannmg CommISsIOn Mmutes - November 14,2007 Page 2 utilities when adding an accessory unit to an existing single family structure would be excessive and, in most cases, would stifle such development. Staff is aware that the City's policies are in support of accessory residential structures as long as development requirements are met. Chair Beier opened the public hearing. Jesse Rickenbacher, 2422 South Peabody Street noted that several other residential properties in the neighborhood contain separate accessory residential units detached from the primary residential use. He didn't believe that the proposed use in the basement area ofthe existing residence would be obtrusive. There being no further testimony, Chair Beier closed the public hearing. Following brief discussion, Commissioner Reiss moved to deny the conditional use permit application citing the following findings and conclusions: Findings: Based on the information provided in the Community and Economic Development Staff Report for CUP 07-07 dated November 14,2007, including all information in the public record file, comments and testimony presented during the public hearing, the Planning Commission discussion and deliberation, and the above listed conditions of approval, the City of Port Angeles Planning Commission hereby finds that: 1. John Rickenbacher submitted a conditional use permit application for an accessory residential unit on October 3, 2007. The applicant owns the subject property that is located at 517 E. 4th Street. 2. The proposed site is legally described as Lots 27 and 28, Block 65 ofPuget Sound Cooperative Colony, Townsite of Port Angeles. 3. The site is zoned Residential Single Family (RS-7) and is 7,000 sq. ft. in area. Residential use setbacks in the RS-7 zone4 and 20 feet front and rear, and 7 feet sides. The subject residential structure is 17 feet from the front property line and o feet from the west side yard property line. 4. The Comprehensive Plan designates the site as Low Density Residential. Properties in the general area are also designated as Low Density Residential with properties along Peabody Creek also designated Open Space. The site is located in the City's North Central Planning Area. Development in the neighborhood includes predominately single family residential uses. Per 17.96.050(A) P AMC, the Planning Commission shall consider applications for conditional use permits as specified in the applicable Chapter of the Zoning Regulations. The Planning Commission may grant said permits which are consistent and compatible with the purpose of the zone in which the use is located, consistent with the Comprehensive Plan, and not contrary to the public use and interest. In each application the Planning Commission may impose whatever restrictions or conditions are considered essential to protect the public health, safety, welfare, and to prevent depreciation of neighboring property. Conditional uses shall be evaluated to determine if the characteristics of the intended use as related to the specific proposed site would defeat the purpose of the City's Zoning Regulations by introducing incompatible, detrimental, or hazardous conditions. The Planning Commission may refuse to issue a 5. Plannmg CommISSIOn Mznutes - November 14, 2007 Page 3 . . 10. conditional use permit if the characteristics of the intended use would defeat the purpose of the City's zoning regulations. Per P AMC 17.96.050(C), the purpose of a CUP shall be to assure that the maximum degree of compatibility between uses shall be attained. The purpose of these regulations shall be maintained with respect to the particular use of the particular site and in consideration of other existing and potential uses within the general area in which such use is to be located. A development that is approved through the conditional use permit process must remain in continual compliance with specific conditions of approval or may be revoked. A CUP activity must comply with the regulations of the zone in which it is located. Notification of the proposed action and conditional use permit application was placed in the Peninsula Daily News on October 26,2007. Public notice was mailed to property owners within 300 feet of the subject property and the site was posted per Section 17.96.140 PAMC. Two comment letters were received as a result of the public notice period that ended on November 7, 2007. Approval of an ARU is a change in use. A change in use requires observance of development regulations including setbacks. A Determination of Non-Significance was issued for the proposal on November 9,2007. The Planning Commission conducted a public hearing on the proposal at the November 14,2007, regular meeting 6. 7. 8. 9. Conclusions: Based on the information provided in the Department of Community and Economic Development Staff Report for CUP 07-07 dated November 14, 2007, including all of the information in the public record file, comments, and testimony presented during the public hearing, the Planning Commission's discussion and deliberation, and the above listed conditions of approval and listed findings, the City of Port Angeles Planning Commission hereby concludes that: 1. The proposal is consistent with the intent of the Comprehensive Plan, specifically with Land Use Element Goal A and Policies A.2 and C2; Housing Element A.6 and B.6; and Transportation Element Policy B.14. The proposal is not consistent with requirements for approval of a conditional use permit as specified in P AMC 17.96.050(A) as it defeats the purpose of the zoning code, in the ability to protect the character and maintain the stability of residentIal areas within the city and to regulate the intensity of use of lots and parcels of land, and to determine the spaces surrounding buildings necessary to provide adequate light, air, privacy, and access to property. The City's responsibility under the State Environmental Policy Act in review of the proposal has been satisfied. 2. 3. . . . . Plannmg CommISsIOn Minutes - November 14, 2007 Page 4 The existing residential structure located on the site does not meet the requirement ofPAMC 17.10.050 regarding both the front setback and the side setback for the site. The motion was seconded by Commissioner Caudill and passed 6 - O. 4. CONDITIONAL USE PERMIT - CUP 07-08 - WORLEY. 338 East Whidby Avenue: Request for an accessory residential unit (ARU) in the RS-7 Residential Single Family zone. Associate Planner Scott Johns presented the Department's report recommending approval of the conditional use permit with conditions. Chair Beier opened the public hearing. Robert Worley, 338 E. Whidby Avenue hoped that the permit would be approved without a condition to provide separate electrical meters. The cost of rewiring the residence would prevent the use from being established. Chuck LeBer, 401 Whidby supported the proposal as it provides an acceptable alternative housing resource to City residents. Mr. LeBer resides across the street from the subject reSIdence. There being no further testimony, Chair Beier closed the public hearing. Following brief discussion regarding the use of the driveways and that, while it is City ordinance that ARUs require separate electrical and water meters, the City's Public Works and Utilities Department indicated that the proposed use need not be replumbed to accommodate a separate water meter for the proposed accessory unit. Commissioner Reiss questioned staff in that regard and Planning Manager Roberds responded that while the Comprehensive Plan encourages alternative housing opportunities, other standard regulations make it difficult to encourage such development in existing structures without excessive expensive remodel. City ordinance requires independent water metering for such uses. Staff will research the matter more extensively. Commissioner Reiss moved to approve the conditional use permit subject to four conditions, supported by the following findings and conclusions: Conditions: 1. Separate electrical meters shall be in place for each dwelling unit. Addressing for each dwelling unit shall be clearly identified as 338 and 33812 East Whidby Avenue. Address numbers must be at least six (6) inches in height, readily visible from the street, and of contrasting color from their background. Two (2) off-street parking spaces are required for each residential dwelling unit for a total of 4 off-street parking spaces. Driveway and site access shall be constructed to Public Works and Utilities Standards. All utility improvements includmg water, sanitary sewer, storm drainage, and electrical are to be completed to the satisfaction of the Public Works and Utilities Department prior to occupancy of the ARD. Site work shall include restoration of the on site depressed curb to a standard curb height per City standards unless the curb is used as part of a newly constructed driveway. 2. 3. 4. Plannzng CommISsIOn Minutes - November 14. 2007 Page 5 . Findings: . . Based on the information provided in the Community and Economic Development Staff Report for CUP 07-08 dated November 14,2007, including all information in the public record file, comments, and testimony presented during the public hearing, the Planning Commission discussion and deliberation, and the above listed conditions of approval, the City of Port Angeles Planning Commission hereby finds that: Robert Worley submitted a conditional use permit application for an accessory residential unit to be developed at 338 E. Whidby Avenue on October 17, 2007. The applicant owns the subject property that is located on the south side of East Whidby Avenue adjacent to Peabody Street. The proposed site is legally described as Lot A of Short Plat 83-3-1 Puget Sound Co-Op Colony 2 Addition to the Townsite of Port Angeles. The site is zoned Residential Single Family (RS-7) and contains 10,500 sq. ft. in area. The City of Port Angeles Comprehensive Plan Land Use Map designates the site as Low Density Residential. Adjacent designations are also designated Low Density Residential. The site is located in the City's South Central Planning Area. The City's Comprehensive Plan was reviewed for consistency with the proposal. Development in the neighborhood includes predominately single family residential uses with public uses (high school and public library) south and north of the site and an elementary school is located further north of Lauridsen Boulevard west of Peabody Street. 6. The Clallam Transit bus system travels along Peabody Street in this location. All City services are available to the site including emergency response agencies. 1. 2. 3. 4. 5. 7. Per 17.96.050 PAMC, the Planning Commission shall consider applications for conditional use permits as specified in the applicable Chapter of the Zoning Regulations. The Planning Commission may grant said permits which are consistent and compatible with the purpose of the zone in which the use is located, consistent with the Comprehensive Plan, and not contrary to the public use and interest. In each application, the Planning Commission may impose whatever restrictions or conditions are consIdered essential to protect the public health, safety, welfare, and to prevent depreciation of neighboring property. Conditional uses shall be evaluated to determine if the characteristics of the intended use as related to the specific proposed site would defeat the purpose of the City's Zoning Regulations by introducing incompatible, detrimental, or hazardous conditions. The Planning Commission may refuse to issue a conditional use permit if the characteristics of the intended use would defeat the purpose of the City's zoning regulations. A development that is approved through the conditional use permit process must remain in continual compliance with specific conditions of approval or may be revoked. Land development guidelines are found in the City's Public Works and Utilities Urban Services Standards and Guidelines document. 8. Planning CommISsIOn Mmutes - November 14, 2007 Page 6 . 9. Notification of the proposed action and conditional use permit application was placed in the Peninsula Daily News on October 26,2007. Public notice was mailed to property owners within 300 feet of the subject property, and the site was posted per the requirements of Section 17.96.140 P AMC. No written comments were received as a result of the public notice period. A Determination of Non-Significance was issued for this proposed action on November 9,2007. 11. The Planning Commission conducted a public hearing on the proposal at the November 14, 2007, regular meeting. 10. Conclusions: Based on the information provided in the Department of Community and Economic Development Staff Report for CUP 07-08 dated November 14,2007, including all of the information in the public record file, comments, and testimony presented during the public hearing, the Planning Commission's dIScussion and deliberation, and the above listed conditions of approval and listed findings, the City of Port Angeles Planning Commission hereby concludes that: 1. As conditioned, the proposal is consistent with the intent of the Comprehensive Plan, specifically with Land Use Element Goal A and Policies A.2 and C2; Housing Element Policies A.6 and B.6; and Transportation Element Policy B.14. . The proposal is consIstent with requirements for review and consideration of a conditional use permit as specified in PAMC 17.96.050, and with the development standards for an accessory residential unit in the RS-7 as prescribed in P AMC 17.10.040(A). 3. As conditioned, the proposal is consistent with PAMC Chapter 14.40 (Parking Ordinance). 2. 4. The use is in the public interest as it allows for a variety of housing opportunities. 5. The City's responsibility under the State Environmental Policy Act in review of the proposal has been satisfied. Commissioner Johnson seconded the motion which passed 6 - O. . CONTINUED PUBLIC HEARING: PRELIMINARY PLANNED RESIDENTIAL DEVELOPMENT AND SUBDIVISION - GREEN CROW PROPERTIES - Campbell Avenue/Rook Drive: A planned residential development of approximately 16+ acres of property zoned RHD Residential High Density and RS-9 Residential Single Family zones into 39 single family and 19 multiple family unit sites. (Continued from October 24, 2007.) Associate Planner Scott Johns read staff's report recommending approval of the planned residential development into the record. Chair Beier qualified Commission members with regard . . . Plannmg CommISsIOn Mmutes - November 14,2007 Page 7 to their abilities to act on the matter. As no one provided reason for the disqualification of anyone, he then opened the public hearing. Tim Woolet, 727 East 8th Street provided a detailed written response to staffs report. He noted that the originally approved planned reSIdential development (PRD) was significantly revised to complement the character of the developing Reidel II Subdivision. Due to the significance of the revision, staff required that a new application be submitted. Although density within the PRD is lower than the maximum permitted, the proposed density fits well with the environment of the area that includes a portion of the White's Creek corridor, a wetland, and walking paths throughout the Reidel Subdivision. Discussion of Mr. Woolet's memorandum of response ensued in detail. Chair Beier stated that he would prefer Mr. W oolet provide specific testimony rather than analyze staff s report section by section. Mr. W oolet outlined his main issues of specific concern. Planner Johns noted that of the approximately 16 acre site, roughly 7.39 acres are developable once the open space, wetland, park, and power line easement areas are removed. Thus, as proposed, density of the site results in approximately 5 dwelling units per acre, which is more similar to an expected urban than suburban development density. Suburban road standards are permitted in suburban areas where lot sizes are larger and can independently address the impacts of development. The proposed density provides an alternative housing design and allows for lots to be less than one-half the area required in even urban zones within the City. Some lots, by the proponent's design, are as small as 2,500 square feet in area where minimum lot size for the underlying zone is 7,000 square feet. The proposal does not result in the expected density for suburban development and suburban street standards are permitted only in suburban zones (RS-9 and RS-ll). While lot sizes are less than the minimum permitted in any zone in the City, streets are designed to a minimum and proposed to be private. The PRD overlay does allow for a reduced lot size. Nowhere within the development is there provision for additional parking of any kind, recreational, or otherwise. Because the proposed density typifies multiple family/urban development, it is important to provide streets and circulation provisions that can handle that type of traffic impact including trash pickup for its residents. Mr. Woolet's concerns regarding staffs condition requiring split rail fencing were addressed. Mr. Johns responded that fencing can be negotiated. The intent of wetland fencing is to identify sensitive areas while not impeding hydrology of the site. Stormwater will be addressed per the State's standards. The terms and conditions of the wetland permit for development of the area must remain in place. Discussion continued with regard to phasing of the development. Mr. Woolet objected to staff s insistence that Rook Way be completed in proposed Phase I of the PRD development. He noted that Phase I consists of nine residences. Access can easily be had from Rook Drive to Eckard Avenue to W abash Avenue without completing Rook Way in Phase I. Mr. Johns responded that traffic access to Wabash Avenue was never intended to be a first choice travel way, but was intended to provide an alternative, back door from the subdivision mainly in the case of emergency and so improvements to Campbell Avenue were not imposed in the original subdivision east of the site ownership area. Initial review of the subdivision and PRD identified the main circulation route being Rook Drive to Campbell Avenue. Completion of the Rook Drive to Rook Way to Campbell Avenue circulation route will . . . Plannmg CommISsIOn Mmutes - November 14,2007 Page 8 ensure that traffic is routed as planned. Completion of successive phases of the PRD may take several years. Rook Way should be included in the first phase. If traffic is intended to be directed from Eckara Avenue to W abash Avenue to Campbell, as proposed, additional frontage development should be required to address that impact. Commissioner Johnson noted that a PRD is not a typical subdivision where individual sites are sold for independent development. A PRD is pre planned such that housing types are designated for each lot and normally developed by one developer, or at least under a specific plan, including specific housing type and design, which differs from individual lot by lot development by individual lot owners. He was concerned that the City is reviewing the proposal but all required information, such as housing types and design, has not been provided. Mr. Johns responded that Mr. Johnson's understanding regarding a planned residential development iss correct in that a PRD is expected to be planned to a much greater detail than a typical subdivision. Structures are intended to be pre designed for actual placement/construction rather than the independent lot by lot development typical in standard subdivision. Staff has been working with this development for a long time. Some submittal requirements have been somewhat overlooked. Mr. Woolet did provide pictures of other developments during the application process, and it was assumed that structures similar to those depicted would be developed within the PRD. A specific lot by lot design was not submitted. Discussion regarding the completion of Rook Way in Phase I of the PRD continued. Mr. Johns noted that staff is not willing to ignore that parking is a real concern for this more densely proposed development, along with refuse pickup and circulation. Rook Way, which is intended to be a private road within the PRD linking the Reidel Subdivision to Campbell Avenue, will not be developed the same as Rook Drive, which is a public street. The connecting road needs to be completed with any development of the PRD, not incrementally at a future date. Completion of the road will ensure that the development will go forward in the manner in which it is planned. Some infrastructure has already been placed per the proposed PRD rather than the originally approved PRD. The ultimate vehicular link to Campbell Avenue has been planned throughout the subdivisionlPRD process, it is not a surprise, and it is part and parcel to development of the entire site, including the Reidel II Subdivision, and should be required with the first phase of the PRD. Chair Beier called for a short break at 8:10 p.m. The meeting reconvened at 8:15 p.m. Principal Planner Nathan West agreed that there is not a need to discuss Mr. Woolet's memorandum line by line. Planning Manager Sue Roberds noted that there appear to be six main issues of concern expressed by the applicant: (1) urban densities versus suburban densities; (2) the timing of street improvements for Rook Way; (3) flexible phasing language; (4) placement of infrastructure; (5) use of suburban standards; and (6) fencing required under the wetland permit for the subdivision. She noted that staff s position regarding street standards is not new to the proponent as staff met with the applicant and Engineer Zenovic following the last Planning Commission meeting to specifically discuss the topic. The City Council determined that street widths should be 60' during the original PRD approval in 2006. It was agreed that the plat would be redesigned accordingly. As proposed, streets cannot easily accommodate trash pickup and there can be no street parking. Small lot sizes cannot accommodate all vehicular parking needs. Fencing can easily be addressed, and phasing flexibility can be satisfactorily . . . Plannmg CommISsIOn Mmutes - November 14, 2007 Page 9 developed with the exception that Rook Way is an integral component to initial development of the site. Steve Zenovic, Zenovic and Associates, 301 East Sixth Street, project engineer, noted that while there may be areas where staff and the applicant differ, he sees the main breaking point as completion of Rook Way in Phase I of the PRD. He stated that completion of the private road will cost some $150,000. As Phase I only includes nine home sites, he believes that traffic can well be handled from Rook Way to Eckard Avenue to W abash Avenue, and out to Campbell Avenue with little impact. Mr. Zenovic noted that although the City Council did not approve 50' roads in the original PRD approval, the currently proposed 50' dedication and development will allow for an improvement area quite similar to the more standard (60') public street dedication while allowing the road to remain private. Staff has agreed with this proposal. There being no further testimony, Chair Beier closed the public hearing. Discussion continued on the main points of concern expressed by Mr. W oolet and staff. Commissioner Reiss moved to recommend approval of the Campbell A venue Planned Residential Development allowing the development of Rook Way to be delayed until Phase II of the PRD, and citing 18 conditions, supported by 33 findings, and 14 conclusions as follows: Conditions: 1. All building line setbacks adj acent to external property lines of the PRD shall meet RS-9 zone setback requirements. All lot lines (solid lines) and building setback lines (dashed lines) shall be accurately dimensioned and shown on the final plat. 2. All on-site easements for access, drainage, and utilities shall be shown on the final plat. 3. The stormwater drainage improvements shall be installed per the City's Urban Services Standards and Guidelines and shall be consistent with the Washington State Department of Ecology National Pollutant Discharge Elimination System (NPDES) permit requirements. The drainage plan for on-site and off-site facilities, which may include but not be limited to roadside swales, detention/retention facilities, or constructed wetlands used for stormwater management, must be approved by the City Engineer prior to work being commenced. The developer is responsible for providing confirmation of having obtained a NPDES construction permit to the City of Port Angeles prior to final of Phase I. 4. The developer shall submit an amended final wetland delineation and mitigation plan for the entire wetland area prior to final of Phase I that includes the following: a. As built drawing of the final wetland areas and wetland buffers; b. A complete list of plant types and their location planted in the wetland and buffer areas; c. Five year monitoring plan beginning from the date of final approval of Phase I of the PRD; d. A plan to replace plant material that does not survive for a minimum 3 years from the date of completed planting; e. A long term protection plan including a maintenance bond or other form of securities acceptable to the City of Port Angeles to ensure success of the wetland mitigation plan. . . . Plannzng CommISsIOn Minutes - November 14, 2007 Page 10 5. All wetland buffers shall be identified by means acceptable to the Director of the Department of Community and Economic Development (typically a split cedar rail fence), posted as an Environmentally Sensitive Area, and surveyed onto the final plat mylar. Additional wetland conditions may be applied to the wetland mitigation plan as its review is completed. 6. Power, water, and sewer connection stubs shall be installed in a location acceptable to the City to enable future development of the public park with restrooms, irrigation, or other facilities necessary to adequately serve the site as a City park. 7. The applicant shall construct Campbell Avenue street improvements per the recorded Development Agreement which includes: Campbell Avenue adjacent to the northerly Green Crow property line west to Porter Street shall be constructed to a minimum 24- foot paved width with 0.1 foot asphalt overlay, culverts, standard sidewalk, and driveway approaches along the entire site frontage 8. The interior streets, Rook Drive, Eckard Avenue, Rook Way, and Cottage Way shall be constructed to design standards specified by Public Works and Utilities Department with parking allowed on at least one side of those streets. 9. If interior streets, Rook Way (north of Eckard Street) and Cottage Way, are private they shall be maintained by the property owners through a homeowner's association. 10. No Parking shall be allowed within the 20-foot wide alley rights-of-way. 11. A walking path constructed to city standards shall be created by the developer from upper Rook Drive (in the area of the power line right-of-way) to the lower portion of the project through a public park to Campbell Avenue. 12. Construction of the PRD may proceed in distinct phases with the phases including the following: a. Phase I shall include lots 1 through 9, the completion of the required fence separating the developed areas from the wetland buffer, and the completion of Eckard Avenue between Rook Drive and Wabash Street. (Bonding for the completion of Rook Drive shall not be accepted). Signage required by the wetland mitigation plan and P AMC 15.24 indicating that the wetland mitigation area shall be installed with the required fencing as part of phase 1 completion; Phase II shall include lots 10 through 17, the 20-foot alleys adjacent to the north of those lots, the 9,931 square foot open space area located to the east and south of lot 10, and Rook Way to Campbell Avenue; Phase III shall include lots 18 through 32, Cottage Way in entirety, the two 20- foot alley ways shown on the approved drawing, and the two open space areas between Rook Drive and Cottage Way; b. c. Plannmg CommISsIOn Mmutes - November 14, 2007 Page II . . 17. 18. 19. 20. 21. 22. . 23. Phase IV shall include lots 33 through 39, the adjacent open space areas, and the two associated parking areas constructed to Public Works and UtilitIes Department standards; and Phase V shall include the 2.22 acre multi-family portion ofthe project and completion of the walking path connecting the Riedel II Subdivision with Campbell Avenue. 13. All common open space areas immediately adjacent to private property areas shall be fenced or marked in a manner that clearly denotes the private property from the common open space areas. d. e. 14. Adequate provisions for two off-street parking spaces shall be made on-site for each single- family residential lot. Two off-street parking spaces for each cottage lot shall be shown on the final plat within the cottage lot development area. A parking lot plan for the two parking areas designated for lots 33 through 39 in phase IV shall be submitted for review and approval by Public Works and Utilities Department. Electrical, telecommunications, and street lighting shall be installed or bonded per the City's Light Division standards. Electric utility service shall be underground. A five- foot easement shall be provided on both sides of the centerline of all buried electrical utility lines, and shall be shown on the final mylar. No more than 74 dwelling units may be connected to the City's water and sewer systems without review and approval by the City Engineer demonstrating adequate system capacities. Address numbers shall be identified and placed on the final plat as provided by the City and shown on the attached map. The final CC&R's for the PRD shall provide for continuous and perpetual maintenance of common open space, all environmentally sensitive areas and buffers, common recreation facilities, private roads, utilities and utility easements, common parking areas, any required parking restrictions, and other similar development within the boundaries of the PRD in form and manner acceptable to the City. The area proposed to be dedicated to the City as a park shall be exempt from this requirement once the park has been dedicated to the City. Fire hydrants shall be located and placed per the Port Angeles Fire Department. Cottage cluster design shall be such that no portion of any structure is more than 150' (measured as hose lay distance) from fire truck access locations and spacing of structures shall be approved by the Port Angeles Fire Department. All structures located more than a 150' hose lay distance shall be equipped with residential fire sprinkler systems. The Fire Department shall review and determine the need for residential fire sprinkler systems. Sanitary sewer shall be provided as shown per City Urban Standards. Line size and detention calculations for proposed storm drainage shall be required prior to construction. The final plat shall be provided as required in PAMC 16.08.070(G). 15. 16. . . . Plannmg CommISsIOn Mznutes - November 14, 2007 Page 12 Commissioner Harris seconded the motion, which passed 5 - 1, with Commissioner Matthews voting in the negative. Commissioner Matthews' negative vote was due to concern that Rook Way should be completed with Phase 1. He remained concerned with regard to roadway development standards. COMMUNICATIONS FROM THE PUBLIC None STAFF REPORTS Associate Planner Scott Johns noted that he recently completed certified arborist training. He expected the additional training would aid the City in future efforts. PLANNING COMMISSION REPORTS None ADJOURNMENT The meeting adjourned at 8:50 p.m. PREPARED BY' S. Roberds ~ORTANGELES WAS H I N G TON, USA PLANNING COMMISSION ATTENDANCE ROSTER AND TESTIMONY SIGN-UP SHEET PLEASE SIGN IN Meeting Agenda of: 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. . NAME: ADDRESS: Agenda Item No. -K, LJO r<L~ y l?:3)1 ~ W\n,][\l fJ..U~ ~:2- , . c: \MyFiles\FORMS\Mtgrostpc. wpd ~...:....- ~ORTANGELES WAS H I N G TON, USA PLANNING COMMISSION ATTENDANCE ROSTER AND TESTIMONY SIGN-UP SHEET FLEASE SIGN IN Meeting Agenda of: ;j 0 v'tM 'i3eF!-. / i ~ 1 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. . NAME: ADDRESS: Agenda Item No. '~A~7j / ,JJ~ U /1 ~ · /fvt I~i'~' tl PIl- e !l6 :;so i e; J.~ ~ i V q...ee... C v ~ v\.1 :::>-\-e v e... ~ (;\./1 L ?A J~ ]J" ,,-, IAJU ~ '.u/ 2. LIZl 5, P ec'\.b~( / 1 (. ;--I~ f!7?r' 4-r) ( LUi.I /(),d; V .... /'117 72-7 1Z <R,i!. CSr~er- fA ; -~ ) c: \MyFl1es\FORMS\Mtgrostpc. wpd .