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Home My WebLink About3498ORDINANCE NO. 3 4 9 R AN ORDINANCE of the City of Port Angeles, Washington, rezoning approximately 1.56 acres from RS -9 Residential Single Family to RMD Residential Medium Density. WHEREAS, the City received an application to rezone approximately 1.56 acres from RS -9 Residential Single Family to RHD Residential High Density; and WHEREAS, a public hearing was conducted by the Planning Commission on January 22, 2014 and the Planning Commission recommended rezoning 1.56 acres from RS -9 Residential Single Family to RMD Residential Medium Density; described in the attached Exhibit A and WHEREAS, the Planning Commission has recommended to the City Council approval of the rezone application; and WHEREAS, the requirements of the State Environmental Policy Act (Chapter 43.21 C RCW) have been met; and WHEREAS, the City Council, after conducting a public hearing and considering the Planning Commission's recommendation, finds that there have been changes in circumstances since the current zoning of the property was adopted and that the proposed rezone is in the best interest of the City and its citizens and is consistent with the Comprehensive Plan; NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF PORT ANGELES DO HEREBY ORDAIN as follows: Section 1, The Findings and Conclusions marked Exhibit A and a map of the property marked Exhibit B are attached and hereby adopted and entered. - 1 - Section 2. The Official Zoning Map, Ordinance 2801 as amended, is hereby amended to change the zoning of that property described in Exhibit A from RS -9 Residential Single Family to RMD Residential Medium Density. Section 3, The City Clerk is hereby directed to attach a copy of this Ordinance to the Official Zoning Map and to file certified copies with the Clallam County Auditor and Clallam County Assessor. Section 4 - Effective Date. This Ordinance shall take effect five days following the date of its publication by summary. PASSED by the City Council of the City of Port Angeles at a regular meeting of said Council held on the 4th day of March, 2014. ATTEST: Q&4-Akw Ja sa Hurd, City Cleric APPROVED AS TO FORM: William E. Bloor, City Attorney PUBLISHED: March 9 By Summary Wa ORDINANCES& RESOLUTIONS12006- 10.BradowRezone.032806.wpd March 4, 2094 - 2 - Dan D1 Guilio, M A Y O R Exhibit A FINDINGS, AND CONCLUSIONS IN SUPPORT OF REZONE REZ 13 -01 GREEN CROW PROPERTIES Findings 1. An application for rezone of a 1.56 acre parcel from Residential Single Family RS -9 to Residential High Density (RHD) was received by the City of Port Angeles Department of Community & Economic Development on December 9, 2013, from Green Crow Properties. Green Crow Properties is the owner of the subject property. The application was deemed to be complete on December 11, 2013. 2. The subject general vicinity is largely developed with low density residential uses south of Park Avenue and west of Porter Street. Properties located east of Porter Street and north of Campbell Avenue are partially built out with a mix of multi - family and single family uses. 3. The site is located in the Mount Angeles Neighborhood which is in the City's East Planning Area on the City's Comprehensive Plan and Land Use Map, 4. The entire City Comprehensive Plan and Land Use Map were reviewed 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, Policy 1; Land Use Element Map Goal A, policy 2; Goal B, Policies 1,3, & 4; Goal C, Policies 1, 2, 3, 4. These references are attached as Attachment B to the January 22, 2014 staff report. The City's Comprehensive Plan provides an expected framework for land use decisions within the City. The zoning of any property must be consistent with the Comprehensive Plan Land Use Map that illustrates where certain classifications of uses may occur within the City. 6. Changes to the City's Zoning Map must be in the public interest and must be consistent with the Comprehensive Plan and Land Use Map in accordance with Section 17.03.020 of the Port Angeles Municipal Code. 7. The subject property is identified on the City of Port Angeles Comprehensive Plan Land Use Map as being mostly in an imprecise margin area between the High Density Residential (HDR) designation (to the north), Medium Density Residential (MDR) (to the south and east), and Low Density Residential (LDR) (to the west). A small area of the site (18 %) is located within the HDR designation. 8. Much of the land designated for medium density residential (MDR) use in the vicinity has been developed at single family residential low density standards, leaving little MDR land available for medium density development. 9. Approximately 17.3 acres of land in the Mount Angeles neighborhood is zoned as Residential High Density. Of that land zoned RHD, 8.5 acres or 49% remains undeveloped. Approximately 13 acres of land is zoned as RMD in the Mount Angeles neighborhood. Of that land zoned RMD, 3.5 acres or 29% remains undeveloped. Based on this analysis, there is a greater need for RMD zoned land in the Mount Angeles neighborhood than the need for RHD zoned land. 10. The subject site is located between existing RHD zoned areas and RS -9 zoned areas. The Comprehensive Plan (Land Use Element, Goal C, Policy 4) indicates that RMD zoning is appropriate to use as a transition between different land uses. 11. The SEPA Responsible Official issued a Determination of Non- Significance on January 21, 2014. This satisfies the City's State Environmental Policy Act review. Future development actions will require individual review dependent on the action. 12. Notice of the rezone application was placed in the Peninsula Daily News on December 15, 2013. Surrounding property owners were notified by mail on December 13, 2013. The site was posted on December 11, 2013, Written comment was taken on the proposal until December 30, 2013, Several comment letters in opposition to the proposal were received from neighbors as a result of the legal notification and site posting. 13. Several comment letters were received from surrounding property owners indicating that they do not believe high density development is appropriate for the area. Loss of neighborhood character and adverse traffic impacts were the most commonly cited reasons for the objections. 14. Per Section 18,02,070 PAMC, only one open record public hearing was conducted on this matter. The City Council considered the closed public record on February 18, 2014. Conclusions: A, Other properties exist within the general neighborhood that are currently zoned RHD. There is not a lack of available property zoned for high density residential development in the general area. As such, the proposal appears to serve a single private interest. No supporting documentation was submitted to indicate a need for additional high density residential zoning in the City or in this particular neighborhood. B. The Comprehensive Plan Land Use Map indicates that most of the site is located between three land use designations in an imprecise margin., Only the northeast portion of the subject property, comprising 18% of the site, is designated High Density Residential on the Comprehensive Plan Land Use map. The majority of nearby lands are designated as MDR Medium Density Residential. Information was not presented indicating a need to extend the High Density Residential (HDR) designation to encompass the subject property. C. Development trends in the area and in the City do not indicate a recognized need for higher density housing. Such a need would have to be documented in order to approve the proposed rezone. Currently, the rezone is inconsistent with the growth and population trends of the City of Port Angeles. D. Rezoning the property to Residential Medium Density meets the land use needs of the city and neighborhood, reduces expected neighborhood impacts, and continues the established urban design of the area. B. Rezoning of the site to RMD Residential Medium Density rather than RHD Residential High Density would not reduce the allowed density below the proposed number of units that are indicated in the application materials as being anticipated for development on the site provided in the rezone proposal. F. A rezone to RMD Residential Medium Density is consistent with the City's Comprehensive Plan Land Use Map and allows the provision of land to be developed to serve multiple family housing needs. Adopted by the Port Angeles City Council at its meeting of March 4 • 9014. Dan DiGuilio, Mayor J1 ssa Hurd, City Clerk �p � a ado OIQ ®o QQ� �QQ Op k; Y j „go g� � JIs 1 u u 411PI,AM1141 iyi.rw sysrt�E w[u r4aa �a� iu® u ..,unR� vcb tl G[[�^nu� a[[IOL1 -6GOZ [[AA 3 LU vJ Y� R � F a � � x � m �N �I Q U1 O p YF ruanu awp Saw �,� w CY+ iy� a JIs 1 u u 411PI,AM1141 iyi.rw sysrt�E w[u r4aa �a� iu® u ..,unR� vcb tl G[[�^nu� a[[IOL1 -6GOZ [[AA 3 LU vJ Y� R � F a � � x � m �N �I Q U1 Summary of Ordinance Adopted by the Port Angeles City Council On March 4_,_201.4 Ordinance No. 3498 THIS ORDINANCE of the City of Port Angeles, Washington, rezones approximately 1.56 acres from RS -9 Residential Single Family to RMD Residential Medium Density. The full texts of the Ordinances are available at City Hall in the City.Clerk's office, on the City's website at www.cityo:Fpa.us' or will be mailed upon request. Office hours are Monday through Thursday, 8:30 a.m. to 4:00 p.m., and Friday 8:30 a.m. to 12:30 p.m. These Ordinances shall take effect five days following the date of publication by summary. Janessa Hurd, CMC City Clerk Publish: March 9, 2014