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HomeMy WebLinkAboutMinutes 12/28/2005 pORT ANGELES WAS H I N G TON, U. s. A. COMMUNITY & ECONOMIC DEVELOPMENT AGENDA PLANNING COMMISSION 321 East Fifth Street December 28, 2005 6 p.m. I. CALL TO ORDER II. ROLL CALL III. APPROVAL OF MINUTES: Regular meeting of December 14, 2005 IV. . V. VI. PUBLIC HEARING: STREET VACATION PETITION - STV 05-05 - GARDNER. Second Street east of Alder Street. COMMUNICATIONS FROM THE PUBLIC STAFF REPORTS Low Impact Development Standard Presentation & Review VII. REPORTS OF COMMISSION MEMBERS VIII. ADJOURNMENT . PLANNING COMMISSIONERS Len Rasmussen (Chalr),Chene KIdd (VIce Chalr),Dave Johnson, KeVin Snyder,Betsy Wharton, Candace Kahsh, John Matthews PLANNING STAFF Mark Madsen, DIrector; Sue Roberds, Planmng Manager, Scott Johns, ASSOCIate Planner, Nathan West, Pnnclple Planner . . . MINUTES PLANNING COMMISSION Port Angeles, Washington 98362 December 28, 2005 6:00 p.m. ROLL CALL Members Present: Dave Johnson, Cherie Kidd, Kevin Snyder, Candace Kalish, John Matthews, Betsy Wharton, Leonard Rasmussen Members Absent: None Staff Present: Sue Roberds, Nathan West, Scott Johns Public Present: Peter Ripley, Ron Gardner, Bill Roberds Vice Chair Kidd called the meeting to order at 6:05 p.m. APPROVAL OF MINUTES Commissioner Kidd moved to approve the December 14, 2005, regular meeting minutes as presented. Commissioner Snyder seconded the motion, which passed unanimously. Chair Rasmussen arrived at 6: I 0 p.m and assumed the Chair. Chair Rasmussen indicated that those who testify must sign the "Sign In" log and affirm that their testimony will be truthful to the best oftheir knowledge. PUBLIC HEARING: STREET V ACATION PETITION - STY 05-05 - GARDNER. Second Street east of Alder Street. Planning Manager Sue Roberds reviewed the Department Report recommending approval of the vacation of right-of-way. Ms. Roberds responded to questions regarding the location of White's Creek in relationship to the vacation request, and Chair Rasmussen opened the public hearing. Ron Gardner, 1501 East Second Street, indicated that he had read the staffs recommendation and was present for questions. There being no questions, Chair Rasmussen closed the public hearing. Planning Manager Roberds responded that the proposed right-of-way area is not sufficient to allow the construction of a single family residence in the area and is planned to allow additional area to the adjacent (Gardner) property to allow the construction of an accessory/shop residence. Although adj acent property owners Mr. and Mrs. Harry Sundby are party to the petition, they do not wish to acquire any ofthe right-of-way but are not opposed to Mr. Gardner's acquisition ofthe entire right-of-way width. Planning Commission Minutes December 28, 2005 Page 2 . Following brief discussion, Commissioner Kalish moved to recommend that the City Council approve the street vacation as proposed in staff's report resulting in approximately 5,740 square feet of area with one condition and citing the following findings and conclusions: . . Condition: 1. Property owned by the petitioner and acquired through the subject vacation shall be combined into one building site per Zoning Lot Covenant prior to the issuance of a quit claim deed for the right-of-way. Findings: 1. A petition requesting the vacation of that portion of the Second Street right-of-way located east of vacated Alder Street and west of White's Creek abutting Lots 10 and 11, Block 120, and Lots 8 and 9 in Block B, T. W. Carter's Subdivision together with that portion of Second Street abutting Alder Street previously vacated by the City of Port Angeles was submitted on September 1, 2005. Abutting properties are owned by the petitioners Mr. Ron Gardner and Mrs. and Mrs. Harry Sundby. RCW 58.17 requires the signatures of two thirds of abutting property owners to be valid when the vacation of right-of-way is proposed. The subject petition is signed by 100% of the abutting property owners. However, Mr. Sundby does not wish to purchase abutting right-of-way but has no issue with Mr. Gardner acquiring the entire property. The subject area is zoned RS-7 Residential Single Family and is developed with single family structures. The RS- 7 zone allows the basic single family development uses including accessory structures with lot coverage up to 30%. Property located one block north of the area is developed as Front Street, which is also State Highway 101. The Front Street corridor is zoned Commercial Arterial and is largely developed with commercial enterprises. The City's Comprehensive Plan and Land Use Map were reviewed for consistency with the proposed vacation of right-of-way. Land Use Map Goal, Policies, and Objective Element Goal A is relevant to the proposal. The City of Port Angeles' Real Estate Committee met on November 14, 2005, and established a value for the unopened right-of-way. The subject area is approximately 82' in length x 70' in width for a total of 5740 square feet. The applicants' properties adjacent to the right-of-way are largely encumbered in the east portions ofthe sites by the crossing of White's Creek, which passes north to south across the properties. The Gardner ownership is approximately 27,743 square feet in area while the Sundby ownership consists of 62,300 square feet in area. The Sundby ownership consists oftwo parcels, the east parcel being approximately 42,300 square feet and located mostly in the White's Creek Ravine while the residential site consists of approximately 20,000 square feet in area. The Gardner ownership would be increased by the area of the right-of-way purchase being some additional 5740 square feet. Section 17.20 of the Port Angeles Municipal Code provides standards for the development of properties that contain environmentally sensitive areas (ESAs). White's Creek crosses the site and is classified as a Class III stream. Development of properties that contain environmentally sensitive areas must observe development setbacks prescribed in Section 17.20 PAMC. 2. 3. 4. 5. 6. 7. . . . Planmng CommiSSIOn Minutes December 28, 2005 Page 3 8. The vacating of a street is categorically exempt from a State Environmental Policy Act (SEP A) review per Section 197-11-800 (2) (h) of the Washington Administrative Code. The site was posted for a land use action on December 2,2005, with required publication notification in the Peninsula Dailv News on December 7,2005. At its December 6, 2005, regular meeting, the Port Angeles City Council established a public hearing date by resolution for action on the street vacation petition as January 17,2006. The Real Estate Committee ofthe City Council discussed compensation for the right-of-way and decided upon a value of$7.00 per square foot in the event of vacation. The Port Angeles Planning Commission held a public hearing on the proposed street vacation on December 28,2005, and forwarded a recommendation to the City Council for consideration. 9. 10. 11. Conclusions: A. As conditioned, the traffic pattern in the dead end location will not be negatively impacted. As the unopened right-of-way serves no purpose to the current or long range transportation needs of the City, and the vacation will place unused property on the City's tax roles, the vacation serves the public interest. Consolidation of the petitioners' property ownership will discourage the development of a future independent building site in the area which will protect the environmentally sensitive area (White's Creek) and be in accord with development standards of Section 17.20 (Environment) PAMC. Site consolidation will enable limited additional development of the residential site in a manner consistent with the RS-7 zone which would therefore be consistent with Section 17.10 ( RS-7 Zone) of the Port Angeles Municipal Code. The proposal is consistent with the goals and policies of the City's Comprehensive Plan specifically Land Use Map Goal, Policies and Objective Element Goal A. B. C. D. The motion was seconded by Commissioner Kidd and passed unanimously. COMMUNICATIONS FROM THE PUBLIC Gary Gleason, 2211 East Seventh Street, Chair ofthe Clallam County Planning Commission, extended an invitation for a joint meeting with the Clallam County Planning Commission. The Commission will discuss such a meeting and keep in contact with County Planning staff for a future meeting opportunity. STAFF REPORTS Low Impact Development Standards Associate Planner Scott Johns provided a lengthy and detailed presentation on various low impact development design standards and alternatives. Many issues were freely discussed and a lengthy exchange occurred. Staff will continue to keep Commissioners informed on new techniques and standards and to work with the City Council as to its direction on these issues. . . . Planmng CommISSIOn Mznutes December 28,2005 Page 4 REPORTS OF COMMISSION MEMBERS Commissioner Snyder announced that he will be resigning from the Commission due to a move from the City due to an employment. ADJOURNMENT The meeting adjourned at 8:35 p.m. 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: I Z ., z<i -olii 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: 7C /,/ ~IZ) ^/ C- fl YJ (.aQ) ~jJ /l}, A~ AA fA- ADDRESS: P'-7..... d ( ~ ),#Il / 5 ([) I [2 -;)... t1cJ Agenda Item No. 1'1 I II / ~ J:1 ,Q~ v~ d-JI/ E 7ft A(;~ 6J.A- . C: \My Files\FORMS\Mtgrostpc. wpd