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ORDINANCE NO. 3240
AN ORDINANCE of the City of Port Angeles, Washington,
rezoning property in the 1100 block of Park Avenue from RS-
7 (Residential, Single Family) to RMD (Residential, Medium
Density).
WHEREAS, the Planning Commission of the City of Port Angeles has considered
an application to rezone from RS -7 to RMD the property in the 1100 block of Park Avenue and
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 B and attached are
hereby adopted and entered.
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 -7 (Residential,
Single Family 7,000 square feet) to RMD (Residential, Medium Density).
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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 21st day of March, 2006.
ATTEST:
Becky J. Up Cler
APPROVED AS TO FORM:
William E. Bloor, City Attorney
PUBLISHED: March 26 , 2006
By Summary
G:\Legal_ Backup \ORDINANCES &RESOLUTIONS\ 2006 -05. RalstonRezone.022806. wpd
March 2, 2006
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MAYOR
Exhibit A - Ralston REZ 06 -05
Legal Description:
The northerly 180 feet of lots 2, 3, and 4 of Highland View Acre Tracts and
Lots 1 and 2 of Short Plat SHP 03 -04 filed in Volume 31 of Short Plats, P 65,
Townsite of Port Angeles.
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FINDINGS AND CONCLUSIONS IN SUPPORT OF REZ 06 -01 — RALSTON
Findings
1. On December 29, 2005, John Ralston submitted a request to rezone approximately 1.86
acres from Residential Single Family RS -7 to Residential Medium Density.
2. The City's Comprehensive Plan Land Use Map is intended as the guiding document in
establishing a conceptual framework for land use decisions.
3. The location supports several other multi - family developments and is found opposite the
main BPA power substation and near Peninsula College. Medium density housing
should be located where a higher concentration of residents is compatible with existing
development.
4. The proposed zoning would create a buffer between the BPA substation and the existing
residential zoning.
5. The property is described as Lots 1 through 4 Block 1 Highland View Tracts and is
situated in the southwest corner of Park Avenue and Porter Streets.
Exhibit "B"
6. The subject site is currently undeveloped.
7. The purpose of the RMD zone (PAMC 17.14.010) is "to provide for a mix of single -
family, duplexes, and apartments at a density greater than single-family neighborhoods
but less than the higher densities of the RHD zone. Commercial uses are not considered
to be compatible. Few nonresidential uses are allowed in this zone and then only
conditionally, because of land use impacts associated with nonresidential uses. This zone
provides for a variety in the urban land use pattern for the City's lower density multi-
family residential neighborhoods (at twice the density of the City's basic single family
residential neighborhoods) with direct access on an arterial street, usually located in
outlying areas with large tracts of vacant buildable land, and serving as a transitional
use between low density residential uses and commercial /industrial uses."
8. Residential development in the RMD zone may develop on lots 7,000 sq. ft. in size with
maximum lot coverage of 30 %. The density shall not exceed two dwelling units for the
first 7,000 sq. ft. plus one dwelling unit for each additional 3,500 sq. ft. up to a maximum
of 12.44 dwelling units per acre. Residential development in the RS -7 zone requires a
minimum lot area of 7,000 square feet for each unit and maximum lot coverage of 30 %.
The RS -7 zone allows for develop up to 6.22 Dwelling units per acre.
9. A rezone proposal cannot be considered a spot zone if it meets the following tests: 1) the
parcel of land has not been singled out for special and privileged treatment; 2) the
singling out is in the public interest and not only for the benefit of the land owner; and 3)
the action is in accordance with the Comprehensive Plan.
10. The Comprehensive Plan Land Use Map designates properties in the area as being
located along an imprecise margin between Residential High Density and Residential
Low Density. An imprecise margin is designated to allow expansion of a particular
designation in specific instances on an individual basis.
11. The Comprehensive Plan was reviewed in its entirety 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, and Policies A.1 (a); Land Use Map Goal A and
Policy A.1, 2; Land Use Element Residential Goals A and Policy A.1, A.2 and Objective
1; Goal B, and C, Policy C.1, C.2, C.3, C.4; Transportation Element Goal A and Policy
A.3; goal B, and Policy B.14, and Objective B.1.
12. The City's inventory of land zoned for low density (RS -7 & RS -9) is approximately
2,045 acres or 38.7 %. The inventory of Residential Medium and Residential High
Density (RMD & RHD) zoned land is approximately 279 acres or 5.3 %. (2003 figures)
Analysis of the buildable land supplies of various zones has shown that there are limited
medium and high- density neighborhood lands remaining undeveloped.
13. Peninsula College recently removed on campus dormitory space further exacerbating the
housing supply.
14. The public comment and notification period for the Planning Commission meeting ran
from December 29 to January 31, 2006. Twelve comment letters were received from the
public as a result of the public notification process. The main issues of concern were
regarding the safety of pedestrians, mainly students walking to the elementary school,
potential activity of assumed occupants of future development, and local drainage issues.
The letters were included in staff s continued review of the proposal.
15. The SEPA Responsible Official issued a Determination of Non - Significance on February
1, 2006.
16. The City's Public Works and Utilities Department did not have any comment on the
rezone proposal. Utilities are presently available in the area and have recently been
upgraded to support current and future developments in the area. The Fire Department
has no objection to the rezone but notes that if medium density housing includes multi-
family dwellings (tri -plex or larger), sprinkler systems will be required.
17. Future development of the subject property to other than single family residential use will
require specific project review and will include conditions to address issues such as
access, parking, noise, lighting, landscaping, and environmentally sensitive review.
18. Section 17.96.100 of the Port Angeles Municipal Code identifies procedures for
amendment to (rezone) the City's Zoning Map.
Conclusions:
1. The proposal is in accordance with the Comprehensive Plan and Land Use Map.
2. The site is adjacent to both Park Avenue and Porter Street, both of which are collector
arterials and school walking routes. Future development proposals should anticipate the
necessity to install sidewalks for the provision of safe walking conditions along the
school walking routes.
3. The site can provide a logical transition between land uses that will not adversely impact
the existing development in the area.
4. The rezone is compatible with the surrounding zoning and land uses and will allow
development of the site to a higher density that has been identified as desired for the area
by the City through its Comprehensive Plan Land Use Map designation.
5. The City's action on rezone application REZ 06 -01 is consistent with the established
procedures for amending the Zoning Code set forth in Section 17.96.100, Port Angeles
Municipal Code.
6. Municipal utilities in the area are adequate to supply power, water, communications, and
sewer for multiple family housing development in the area. Ultimate development plans
may require further improvement by the developer. As no adverse impacts to
neighboring streets are anticipated and street, walkway, parking, and drainage will also
be required with subsequent development, the proposed rezone is in the public interest.
7. The proposal will provide additional much needed property for the development of
multiple family housing units, which is in the public interest.
Adopted by the Port Angeles City Council at its meeting of March 21, 2006
are A. Rogers, Mayor
Becky J. Upt n, Ci y Clerk
Summaries of Ordinances Adopted by the
Port Angeles City Council
on March 21 2006
Ordinance No. 3240
This Ordinance of the City of Port Angeles, Washington, rezones property in the
1100 block of Park Avenue from RS -7 (Residential, Single Family) to RMD
(Residential, Medium Density).
Ordinance No. 3241
This Ordinance of the City of Port Angeles Washington, ratifies and confirms the
Council's approval of a purchase and sale agreement for the acquisition by the City
of certain real property; authorizes the issuance to the seller of such real property of
a limited tax general obligation bond of the City in the principal amount of
$1,200,000 in accordance with the terms of such agreement; provides the date, form,
and terms of the bond; and authorizes the annual levy of taxes to pay the principal of
and interest on the bond.
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
City Clerk
Publish: March 26, 2006