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HomeMy WebLinkAbout3194ORDINANCE NO. 3194 AN ORDINANCE of the City of Port Angeles, Washington, approving the final of Phase I of the Reidell II Subdivision. WHEREAS, the City Council of the City of Port Angeles has considered the public interest served by the Reidell II subdivision and dedication; and WHEREAS, the City Council finds that, subject to the condition stated in the attached Condition, Findings, and Conclusions, Phase I, Lots 1 - 8 and 25 - 30 of Reidell II subdivision, Parcel A of Boundary Line Adjustment (BLA 01 -05A), provides appropriate provisions for the public health, safety and general welfare; and WHEREAS, the City Council finds that the public interest will be served by approval of Phase I of the Reidell II subdivision and dedication; and WHEREAS, the proponents of Phase I of the Reidell II subdivision and dedication have made appropriate provision for public improvements as stated in more detail in the attached Condition, Findings and Conclusions; and WHEREAS, the City of Port Angeles Public Works and Utilities Department has cert ified that there are adequate means for supplying water and for sewage disposal in the subdivision and dedication; and WHEREAS, Phase I of the final subdivision and the estimate for bonding improvements submitted for approval have been accepted by the City Engineer of the City of Port Angeles; and -1- WHEREAS, the City Council finds that, as conditioned, Phase I of the Reidell II subdivision and dedication conforms to all conditions of the preliminary plat approval for Phase I and/or developer's agreement and that said Phase I of the subdivision meets requirements of local and state law in effect at the time of the preliminary plat approval. NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF PORT ANGELES DO ORDAIN as follows: Section 1. The Condition, Findings, and Conclusions attached hereby are adopted and incorporated herein. Section 2. Phase I of the Reidell II subdivision is hereby approved. The appropriate officers of the City of Port Angeles are hereby authorized to sign Phase I of the final subdivision plat and authorize recording of the document with the Clallam County Auditor. Section 3. 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 19th day of April 20 ATTEST: Becky J. U n, ty Clerk APP • VED AS TO FO William E. Bloor, City Attorney PUBLISHED: April 24, 2005 By Summary G ALegal_fiaekupA ORDINANCES& RESOLUTIONS \2005.12ReideASubdivision. wpd -2- CONDITION, FINDINGS AND CONCLUSIONS IN SUPPORT OF PHASE I OF THE REIDEL II SUBDIVISION: Condition: 1. Bonding per the estimate provided by Zenovic and Associates (dated March 16, 2005) to ensure compliance with the conditions of preliminary approval and the developer's agreement between the City of Port Angeles and Green Crow Properties for Phase I of the development, as approved by the City of Port Angeles Engineer, must be in place prior to final of Phase I. Findings: 1. Green Crow Properties submitted a request for final approval of Phase I of the Green Crow Subdivision on March 3, 2005. The property is identified as being Parcel A of Boundary Line Adjustment (BLA 01 -05A) for Green Crow Properties. The application also indicates a change in the subdivision name from the Green Crow Subdivision to Reidel II Subdivision. 2. The subject property is identified on the Port Angeles Zoning Map as Single Family Residential (RS -9) which allows a density of up to 4.84 units per acre. Each lot in Phase I of the subdivision will be at least 9,000 square feet in area and is consistent with the approved preliminary plat. 3. Chapter 16.08 of the Port Angeles Municipal Code (PAMC) outlines requirement for the submittal of final plats and sets forth local requirements for the final approval of subdivisions. Section 16.08.070(G) PAMC provides that the Planning Commission shall examine the final plat along with recommendations of reviewing City Departments and shall forward a recommendation thereon to the City Council which shall either approve or disapprove the final plat following a public hearing. 4. Chapter 58.17 RCW contains the State's guidelines for the uniform division of land within the State. 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 and to 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 and other public ways, transit stops, potable water supplies, sanitary wastes, parks and recreation, playgrounds, and schools 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. 5. The City's low impact development standards for suburban areas were adopted in 2003 with the understanding that subdivisions developed under the reduced standards would not allow for on- street parking. Site development and design for residential lots developed under the low impact development standards need to accommodate resident parking and visitor parking on -site. Signage for "No Parking" on streets will be placed with improvement of the rights -of -way. Reidel 11 Phase 1 approval April 19, 2005 Page 2 6. The subdivision was preliminarily approved to be developed in three phases. The first phase of the subdivision must be completed within 18 months of the signing of the Development Agreement (dated August 3, 2004) and will expire five years after City Council approval (June 1, 2004) of the preliminary plat. 7. The subject property is identified as Low Density Residential (LDR) on the Port Angeles Comprehensive Plan land use map. The purpose of the City's RS -9, Residential Single Family zone is a low density residential zone intended to create and preserve urban single family residential neighborhoods consisting of predominantly single family homes on larger than standard Townsite -size lots. Uses that are compatible with and functionally related to a single family residential environment may be located in this zone. 8. The Port Angeles Public Works and Utilities, Parks, and Fire Departments reviewed the final proposal for Phase I of the subdivision and their comments have been incorporated in the Department's recommendation of approval Water and sewer installation have been placed and approved for Phase I development. Fire hydrants and an emergency turn around have been developed at the north end of Rook Drive and approved by the Fire Department. 9. Phase I is served by Rook Road, which is a local access street being dedicated to the City with the subdivision. Sixty (60') feet of right -of -way is required to be dedicated along Rook Drive to Wabash Street for Phase I final approval. A Developer's Agreement entered into on August 3, 2004, between the City of Port Angeles and Green Crow, Inc. for a future phase of the subdivision (Planned Residential Development) may allow for reduced right -of -way widths. A minimum street improvement of 20' with a minimum 4' all weather walkway along one side of the right -of -way is required for the development. Per the applicant's letter of March 3, 2005, the improvements will be made during late spring or early summer of 2005. The need for bonding rather than actual improvement at this point is to allow for the roadbed to settle prior to paving. The applicants have submitted an engineer's estimate in order to bond for this final improvement. The City Engineer has approved a bond for 120% (per the Developer's Agreement) of the estimated completion costs for stormwater, street, and walkway improvements in lieu of actual construction. 10. The site is served by City water, power, sewer, refuse pickup, emergency services, cable and telecommunications. Some PUD service (electric) remains available to the area which will be eliminated with Phase II development of the site. 11. Site development was done per an approved engineered clearing/grading /stormwater plan prepared by Zenovic and Associates. 12. The Comprehensive Plan requires concurrency at the time of development for streets, water service, sanitary sewer service, and electrical service (Capital Facilities Element Policy A.9) and should require concurrency at the time of development for solid waste collection, stormwater management, telecommunications service, and emergency service (Capital Facilities Element Policy A.10). The City should not approve any development that will not be served at or greater than a city -wide level of service standard of 9 acres of parks per 1,000 population within six years from the time of development (Capital Facilities Element Policy A.11). Reidel 11 Phase 1 approval April 19, 2005 Page 3 13. Building permits are required for all structures within the subdivision. All local building and Fire Codes will require compliance during construction including residential sprinkler systems. 14. The Port Angeles School District has been notified of the subdivision development to allow planning for needed school facilities and routes. 15. The City's Parks Department is aware of the preliminary subdivision and does not believe that the level of service for the area will be hampered as a result of the development. The City' s LOS for neighborhood parks and recreational services is .38 acre for 1,000 population and must be provided within six years from the time of development. Ultimate site development will include a series of walkways and trails through the site with development of a public park in the final subdivision phase. 16. The City's State Environmental Policy Act (SEPA) Responsible Official issued a Determination of Nonsignificance for the preliminary subdivision on May 6, 2004, satisfying the City's responsibility under the Act. 17. The Planning Commission will forward a recommendation to the City Council who will conduct a public hearing on the final plat approval of the subdivision. Reports are advisory to ensure compliance to the City's Comprehensive Plan and to planning standards and specifications adopted by the City. 18. The site was conspicuously posted on March 5, 2005, in accord with Section 16.08.070(G) PAMC which prescribes notification for the approval of a final subdivision. No written comments have been received to date. Conclusions: A. As conditioned, the proposed final of Phase I of the subdivision is consistent with the Port Angeles Comprehensive Plan, Zoning Code, Subdivision and Environmentally Sensitive Areas Ordinances (Chapters 16.08 and 15.20 PAMC), and Chapter 58.17 RCW of the Washington State Subdivision Act. Development of Phase I is in compliance with the conditions of preliminary approval of the subdivision approved on June 1, 2005. B. Appropriate provisions have been made for the public health, safety and general welfare and for such open spaces, drainage ways, streets or roads, alleys, other public ways, transit stops, potable water supplies, sanitary wastes, parks and recreation, playgrounds, schools and school grounds, sidewalks and other planning features that assure safe walking conditions for students who only walk to and from school in the preliminary approval and remain in effect. C. Signage educating residents and visitors as to the prohibition of on- street parking will ensure that streets developed to the City' s low impact development standards will remain passable for public safety situations when on- street parking could prevent ease of passage for emergency vehicles and sight distance safety issues. Reidel 11 Phase 1 approval April 19, 2005 Page 4 D. Clearing and grading activities were done under an engineered clearing/grading/stormwater drainage plan to handle existing drainage and future stormwater issues as a result of the subdivision development. E. The preliminary proposal was reviewed with respect to the Comprehensive Plan and was found to be in compliance with the Plan's goals and policies for residential development. F. The public interest is served in the platting of this subdivision as articulated in the City's Comprehensive Plan, Subdivision, and Zoning Ordinances. The subdivision provides for the development of new homes within the City of Port Angeles consistent with the State of Washington Growth Management Act. ted by the Port Angeles City Council at its meeting of April 19, 2005. R chard A. Headnck, Mayor Becky J. Up`teh, City Clerk Summaries of Ordinances Adopted by the Port Angeles City Council on April 19, 2005 Ordinance No. 3194 This Ordinance of the City of Port Angeles, Washington, approves the final of Phase I of Lots 1 - 8 and 25 - 30 the Reidell II Subdivision. Ordinance No. 3195 This Ordinance of the City of Port Angeles, Washington, defines a quorum for the Recreation and Parks Commission, and amends Ordinance 1926, as amended, and portions of Chapter 2.32 of the Port Angeles Municipal Code. The full texts of the Ordinances are available at City Hall in the City Clerk's office or will be mailed upon request. Office hours are Monday through Friday from 8:00 a.m. to 5:00 p.m. These Ordinances shall take effect five days following the date of publication by summary. Becky J. Upton, CMC City Clerk Publish: April 24, 2005