HomeMy WebLinkAbout3234ORDINANCE NO. 3234
AN ORDINANCE of the City of Port Angeles, Washington,
approving the final of Phase 2 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 conditions stated in the attached
Conditions, Findings, and Conclusions, Phase 2, of Reidell II subdivision, 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 2 of the Reidell II subdivision and dedication; and
WHEREAS, the proponents of Phase 2 of the Reidell II subdivision and dedication
have made appropriate provision for public improvements as stated in more detail in the attached
Conditions, Findings and Conclusions; and
WHEREAS, the City of Port Angeles Public Works and Utilities Department has
certified that there are adequate means for supplying water and for sewage disposal in the
subdivision and dedication; and
WHEREAS, Phase 2 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
WHEREAS, the City Council finds that, as conditioned, Phase 2 of the Reidell II
subdivision and dedication conforms to all conditions of the preliminary plat approval for Phase
2, the Developer's Agreement, and the 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 Conditions, Findings, and Conclusions attached hereby are adopted
and incorporated herein.
Section 2. Subject to the Conditions, Findings, and Conclusions, Phase 2 of the
Reidell II subdivision is hereby approved. The appropriate officers of the City of Port Angeles
are hereby authorized to sign Phase 2 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 7th day of February, 2006.
ATTEST:
Becky J. on,'7 ity Cle
APPROVED AS TO
William E. Bloor, City Attorney
PUBLISHED: February 12, 2006
By Summary
G:\Legal_Backup \ORDINANCES &RESOLUTIONS\ 2005 -53. ReidellSubdivision (GreenCrow).Phase2.122305. wpd
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CONDITION, FINDINGS AND CONCLUSIONS IN SUPPORT OF THE REIDELL II PHASE
2 FINAL SUBDIVISION:
Condition:
1. The bond amount for improvements of Phase 1 shall be reduced to equal that amount
required for improvements for Phase 2 and applied to those improvements.
Findings:
1. Chapter 16.08 of the Port Angeles Municipal Code (PAMC) outlines requirements for
the submittal of final plats and sets forth local requirements for the approval of
subdivisions.
2. Green Crow Properties submitted a request for final approval of Phase 2 of the Reidell
II subdivision on December 16, 2005. The proposed Reidell II Subdivision site is
located off of Mount Angeles Road near its intersection with Rook Drive. The property
is identified as being Parcel A of Boundary Line Adjustment (BLA 01 -05A) for Green
Crow Properties. The preliminary plat application includes a drawing received and
dated March 4, 2004, prepared for Green Crow Properties by Wengler Surveying and
Mapping Co., (provided in Attachment B) to the staff report, which was used as the
basis for the preliminary plat review. The final plat will be entitled Reidell II
Subdivision.
3. The Revised Code of Washington RCW 58.17 contains the State's guidelines for the
uniform division of land 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.
4. The Comprehensive Plan Land Use Map designates the subject site as Medium Density
Residential.
5. 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 dwelling units per acre and
requires a minimum of 9,000 sq. ft. lots.
6. The Phase 2 final plat identifies 17 residential lots. The 17 residential building lots
range in size from 9,016 to 31,886 square feet. The area also includes an area of
drainage easement and a wetland and wetland buffer mitigation area.
7. Surrounding properties are developed with low density single family residential uses to
the south and west, and a combination of single family and multi - family residential
uses to the north of Campbell Avenue. Property adjacent to the east contains Whites
Creek and ravine, an Environmentally Sensitive Area. The area adjacent to the north is
being developed by Green Crow Properties as the Campbell Avenue Planned
Residential Development. Several other parcels in the vicinity are undeveloped.
Reidell II Phase 2 Condition, findings and conclusions
Page 2
8. The site is currently served by Rook Drive, which is a local access street dedicated to
the City with the approval of Phase 1 of the subdivision. Rook Drive will connect to
Wabash Street via Eckard Avenue. Neither Rook Drive nor Eckard Avenue are fully
developed at this time. 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 December 16, 2005, the improvements will be made during late spring of early
summer of 2006. 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 Developers Agreement) of the estimated completion
costs for stormwater, street, and walkway improvements on lieu of actual construction.
The appropriate portion of the bond accepted for completion of Phase 1 improvements
will be rolled over to cover the proposed bonding for Phase 2 improvements.
9. The proposed final Phase 2 of the plat was reviewed by the City's Fire, Public Works
and Utilities, Parks and Recreation, and Community and Economic Development
Departments. Their comments have been incorporated into the Department's
recommendation of approval.
10. Public notice of the final Phase 2 review was published on January 16, 2006, in the
Peninsula Daily News and posted on the site on January 17, 2006, and mailed to
property owners within 300 feet of the proposed subdivision on January 12, 2006.
11. The proposal has been reviewed with respect to the Comprehensive Plan. The subject
property is identified as Medium Density Residential (MDR) on the Port Angeles
Comprehensive Plan Land Use Map. 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, Policies B.1 -B.4, Goal I, Policies I.1 -1.4,
Objective I.1; Transportation Element Goal A, Policies A.3 and A.6; Utilities and
Public Services Element Policy 2.0 and D.1; Housing Element Goal A; Capital
Facilities Element Goal A, Policies A.2, A.9 -A.11, Goal B, Policies B.6 -B.7, Goal C,
Policies C.3- C.4.
12. The Comprehensive Plan requires concurrency 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 services (police, fire and
emergency medical response) (Capital Facilities Element Policy A.10).
13. The City's Comprehensive Plan (Land Use Element Goal B) states the intention to have
a community where residential development and use of the land are done in a manner
that is compatible with the environment, the characteristics of the use and the users, and
the desired urban design of the City.
14. All required utility improvements including potable water, sanitary waste, electrical,
and refuse collection have been provided to the subdivision or are available in the area.
15. The Port Angeles School District No. 121 serves the area, and school capacity is
currently not an issue with the present trend in declining enrollments. The Port Angeles
Reidell II Phase 2 Condition, findings and conclusions
Page 3
School District has been notified of the subdivision development to allow planning for
needed school facilities and routes.
16. The City's Police, Fire, and Public Works Departments currently serve the site.
17. Building permits are required for all structures on any approved building lots. All local
Building and Fire Codes apply to any new construction on the subject property.
18. Clearing and grading permits are not required for any initial site development on sites
less than one acre in size and not designated as an environmentally sensitive area by the
City.
19. The City's State Environmental Policy Act (SEPA) Official issued a Determination of
NonSignificance for the preliminary subdivision on May 6, 2004, satisfying the City's
SEPA responsibility.
20. All necessary easements for access, drainage, and utilities are shown on the final plat.
21. The stormwater drainage improvements shall be installed per the City's Urban Services
Standards and Guidelines. Storm drainage facilities shall be installed prior to or
concurrently with other infrastructure development.
22. Address numbers are identified and placed on the final plat as provided by the City.
23. The face of the plat contains wording that "no occupancy of dwelling units shall be
allowed until all roadway and utility improvements have been completed and approved
by the City Engineer" for each phase of the subdivision.
Conclusions:
A. The conditions of the Reidell II Subdivision were required by the Subdivision
Ordinance and necessary to implement the Comprehensive Plan goals and policies.
B. The site is zoned RS -9, which allows less than 5 units per acre and is intended to be for
the development of single family homes. The configuration of the proposed
subdivision lots and street layout conform to the desired urban design of the City for the
RS -9 Zone. The subject site is located in an area with a grid street system and should
be developed with low density housing units to achieve the desired urban design of the
City.
C. As conditioned, the final plat is consistent with the Comprehensive Plan and Zoning
Code.
D. As conditioned, the final plat is in conformance with the Port Angeles Subdivision
Ordinance, Chapter 16.08 PAMC, and the Washington State Subdivision Act, Chapter
58.17 RCW.
E. 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
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.
F. As conditioned, 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 development of new homes within the City of Port
Reidell II Phase 2 Condition, findings and conclusions
Page 4
Angeles consistent with the Growth Management Act and beneficial to the City's tax
base.
Adopted by the Port Angeles City Council at its meeting of February 7, 2006.
Karen A. Rogers, Mayor
Becky J. Upt•n, City Clerk
T: \SUB\Reidell \phase 2 f &c.doc
Summary of Ordinance Adopted by the
Port Angeles City Council
on February 7, 2006
Ordinance No. 3234
This Ordinance of the City of Port Angeles, Washington, approves the final of Phase 2 of the
Reidell II Subdivision.
The full text of the Ordinance is 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. This
Ordinance shall take effect five days following the date of publication by summary.
Becky J. Upton, CMC
City Clerk
Publish: February 12, 2006