HomeMy WebLinkAbout3236ORDINANCE NO. 3236
AN ORDINANCE of the City of Port Angeles, Washington,
approving the Rolling Hills Subdivision.
WHEREAS, the City Council of the City of Port Angeles has considered the public
interest served by the Rolling Hills subdivision and dedication; and
WHEREAS, the City Council finds that, subject to the attached Condition, Findings,
and Conclusions, the Rolling Hills subdivision includes 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 the Rolling Hills subdivision and dedication; and
WHEREAS, the proponents of the Rolling Hills 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
certified that there are adequate means for supplying water and for sewage disposal in the
subdivision and dedication; and
WHEREAS, the final subdivision and the estimate for bonding improvements have
been accepted by the City Engineer of the City of Port Angeles; and
WHEREAS, the City Council finds that, as conditioned, Rolling Hills subdivision and
dedication conforms to all conditions of the preliminary plat approval for Rolling Hills and that
said Rolling Hills subdivision meets requirements of local and state law in effect at the time of
the preliminary plat approval.
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NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF PORT ANGELES
DO ORDAIN as follows:
Section 1. The attached Condition, Findings, and Conclusions hereby are adopted and
incorporated herein.
Section 2. The Rolling Hills subdivision is hereby approved, subject to the condition
referenced in Section 1 above. Upon satisfaction of the condition, the appropriate officers of the
City of Port Angeles are hereby authorized to sign 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 2 ist day of February, 2006.
ATTEST:
Becky J. Up , Cit Clerk
APPR • VED AS TO FORM:
William E. Bloor, City Attorney
PUBLISHED: February 26, 2006
By Summary
G1 Legal_ Backup \ORDINANCES &RESOLUTIONS\ 2006- 03RollingHillsSubdivision. wpd
February 16, 2006
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Karen A. Rogers, May -
FINDINGS AND CONCLUSIONS IN SUPPORT OF FINAL APPROVAL OF ROLLING
HILLS SUBDIVISION:
Conditions:
1. A bond or other securities acceptable to the City Attorney in the amount of $350,000
shall be required to cover the cost of improvements that have not been completed at the
time of final approval.
Findinjs:
1. 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.
2. Chapter 16.08 of the Port Angeles Municipal Code (PAMC) sets forth local requirements
for the approval of subdivisions. RCW 58.17. Section 16.08.050(B)(1) PAMC provides
that the Planning Commission shall examine the proposed plat, along with written
recommendations of the City Departments, and shall either approve or disapprove the
submittal. A recommendation thereon shall be forwarded to the City Council within a
period of 90 days after a preliminary plat has been submitted to the City Planning
Department. The City Council shall either approve or disapprove the proposed
preliminary plat at a public meeting.
3. The Port Angeles Public Works and Utilities, Parks, and Fire Departments reviewed the
proposed subdivision. Their comments have been incorporated in the Department's
recommendation.
4. Preliminary approval is based upon a drawing dated received March 11 2005, prepared
for Rolling Hills Homes LLC by Zenovic and Associates, Inc.
5. The subject property is identified as Low Density Residential on the Port Angeles
Comprehensive Plan Land Use Map.
6. The proposal has been reviewed with respect to the Comprehensive Plan. 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, Policy
B.1, B.2, B.4, B.5, and B.6, Goal C; Transportation Element Goal A, Policy A.2, A.3,
A.6, and B.11; Utilities and Public Services Element Policy C.2; Capital Facilities
Element Goal A, and Policy A.9, Policy B.1, Goal C, Policies C.1 through 5, and 7.
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7. The subject property is identified by the Port Angeles Zoning Map as Residential Single
Family RS -9, which allows a density of up to 4.84 dwelling units per acre. The proposed
drawing indicates that each lot in the proposed subdivision will be at least 9,000 square
feet in size.
8. The site is currently served by "0" Street, which is an arterial street, and W. 14th Street,
which is not an arterial. Neither street is a designated school walking route nor a
designated bicycle route.
9. There are no environmentally sensitive areas on the site. The site is not considered a
frequently flooded area as it is not listed on the Federal Emergency Management Act
(FEMA) maps which denote those areas that are in 100 -year flood areas.
10. Transit service is available along "0" Street south of the site at 16th Street. "N" Street,
south of 14th Street, is a designated school walking route. No transit service, school bus
service, or school walking routes directly serve the subject subdivision.
11. Building permits are required for all structures on the completed sites. All local building
and Fire Codes shall be complied with during construction including residential sprinkler
systems.
12. The Port Angeles School District has been notified of the development to allow them to
plan for needed public school facilities and routes. The Port Angeles School District
provides school bus pick -up for students at Hamilton Elementary School and Stevens
Middle School at 1 8tu and "0" Streets, 12th and "N" Streets and for Hamilton Elementary
at 14th and "N" Streets.
13. The City's Parks Department has responded that they are aware of the preliminary
proposal and do not believe the level of service for the area will be hampered as a result
of the development. The site is located approximately one mile north and west of
Lincoln Park and approximately on mile west of Hamilton Elementary School, which are
the only developed recreational facilities in the area. The site is approximately one half
mile from City owned property that is designated as a future park located at 10th and "N"
Streets.
14. All utilities including potable water, sanitary waste, and refuse collection are available in
the area.
15. The site will be served by all City services including Police, Fire, and Public Works and
Utilities Departments. Utility services will be extended to site at developer's expense.
16. The City's State Environmental Policy Act (SEPA) Official issued a Determination of
Nonsignificance (DNS #1099) on April 21, 2005, therefore satisfying the City's
responsibility under the Act.
17. Improvements to the internal streets and to 14th Street will be required such that the final
roadway has an improved travel width of 20 feet with a vegetated swale and 4' all -
weather pedestrian walking path on one side per the City's low impact development
standards.
18. The Port of Port Angeles Fairchild International Airport is located south of the site. The
Port of Port Angeles staff has been notified of the proposed subdivision. Wording shall
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be placed on final plat making potential purchasers aware of the existing on -going airport
operation.
19. The City's low impact development standards in suburban areas (adopted in 2003) were
adopted with the understanding that subdivisions developed under the standards would
not allow for on- street parking. Site development and design for residential lots
developed under the lower impact standards need to accommodate resident parking and
visitor parking on -site. Roadside ditches developed under low impact development
standards should be monitored and kept free of debris by adjacent property owners.
20. The City Engineer has approved an estimate in the amount of $350,000 for improvements
that have not been completed at the time of final approval.
Conclusions:
1. As conditioned, the proposed subdivision is consistent with the Port Angeles
Comprehensive Plan and Zoning Code.
2. As conditioned, the proposal is consistent with the Port Angeles Subdivision Ordinance,
Chapter 16.08 PAMC, and the Washington State Subdivision Act, Chapter 58.17 RCW.
3. 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.
4. Signage educating residents and visitors to the prohibition of on- street parking is included
in the conditions for subdivision approval in those areas developed under the City's low
impact development standards to prevent public safety issues that could result if on- street
parking clogged streets that are allowed to be reduced in size.
5. 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 Angeles
consistent with the Growth Management Act.
Adopted by the Port Angeles City Council at its meeting of February 21, 2006.
Karen A. Rogers, Ma r
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Summary of Ordinance Adopted by the
Port Angeles City Council
on February 21, 2006
Ordinance No. 3236
This Ordinance of the City of Port Angeles, Washington, approves the Rolling Hills
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 26, 2006