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ORDINANCE NO. 3474
AN ORDINANCE of the City of Port Angeles, Washington, approving
a 17 lot subdivision in the RS -9 zone known as Pendley Estates
Subdivision.
WHEREAS, the City Council of the City of Port Angeles has considered the public
use and interest served by the Pendley Estates Subdivision and dedication; and
WHEREAS, the City Council finds that, subject to the conditions stated in the attached
Conditions, Findings, and Conclusions, Pendley Estates 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 Pendley Estates subdivision and dedication; and
WHEREAS, the proponents of the Pendley Estates subdivision and dedication have
made appropriate provision for public improvements; 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 City Council finds that the Pendley Estates subdivision and
dedication conforms to all conditions of the preliminary plat approval for the Pendley Estates
subdivision and that said 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:
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Section 1. The attached Findings and Conclusions hereby are adopted and
incorporated herein.
Section 2. The Pendley Estates subdivision is hereby approved. 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, being an exercise of a power specifically
delegated to the City legislative body, is not subject to referendum. This ordinance shall take
effect five (5) days after passage and publication of an approved summary thereof consisting of
the title.
PASSED by the City Council of the City of Port Angeles at a regular meeting of said
Council held on the 19`h day of March, 2013.
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-Janessa urd, Cklerrk
APPR VED AS TO FORM:
William . Bloor, City Attorney
PUBLISHED: 01 kids -., 2013
By Summary
G \LEGAL \a ORDINANCES &RESOLUTIONS \ORDINANCES 2013 \02 - Pendley Estates Subdvision 03 11 13 wpd
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C heChe Kidd, Mayor
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FINDINGS AND CONCLUSIONS IN SUPPORT OF PENDLEY ESTATES SUBDIVISION
Findings:
1. Chapter 16.08 of the Port Angeles Municipal Code (PAMC) sets forth local requirements
for the approval of subdivisions. .
2. Preliminary approval is based upon a drawing dated received July 27, 2010, prepared for
the Housing Authority of Clallam County by Zenovic and Associates. The proposed
layout indicates 17 residential building sites ranging in size from 9,000 to 10,781 square
feet in area. Property owner Mark Macedo signed the application.
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. 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.
5. The Port Angeles Public Works and Utilities, Light, Parks, and Fire Departments
reviewed the proposed Subdivision. Their comments have been incorporated in the
Department's recommendation.
6. The subject property is located in the Northwest Planning Area of the city and identified
as Low Density Residential on the Port Angeles Comprehensive Plan land use map.
7. 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, and
Policies B.1, B.2, B.3, and Goal C; Transportation Element Goal A, and Policies A.6, and
B.11; Utilities and Public Services Element Policy C.2; Capital Facilities Element Goals
A and B, and Policies B.1, B.3, B.4, B.5, B.6, B.7, C.2, C.3, C.4, and C.S. (See
Attachment B to staff report).
8. The Comprehensive Plan requires concurrency for streets, water service, sanitary sewer
service and electrical service (Capital Facilities Element Policy A.9).
9. The City's Comprehensive Plan (Land Use Element Policy B.3) states that development
should be designed to further the grid system pattern. Preliminary approval will be based
upon the dedication of right -of -way to ensure compliance with the policy.
• 10. 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. Proposed density is 3.9 units per acre.
11. The site is currently served by 14th Street. Fourteenth Street is neither an arterial street, a
designated school walking route, nor a designated bicycle route. Site development will
require dedication of right of way for the 166h Street frontage and improvement to
abutting rights of way (14th and 16th Streets) per Section 16.08.060 PAMC and the City's
Urban Services and Standards Guidelines Transportation Section Chapter 3B.10(A).
Fourteenth Street frontage contains satisfactory right -of -way width (70'). Site design
includes the required sidewalk along the 14th Street frontage.
12. No environmentally sensitive areas exist on the site. The site slopes downward from the
west to northeast, with the lowest point on the site occurring approximately 165 feet
south of 14th Street along the east property line. 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. Some history of standing water
exists in the area. A stormwater management plan is required for site development that
will address runoff within and from the site.
13. Transit service is available at the 14th and "N" Street intersection approximately 500 feet
east of the site. "N" Street is a designated school walking route but is not as yet
developed with sidewalks in the area nearest to the proposed subdivision.
14. Building permits are required for all structures on the completed sites. Building and Fire
Codes in place at time of development shall be complied with during construction
including residential fire sprinkler systems. A note on the face of the final plat indicating
a requirement for residential fire sprinkler systems will be required.
15. The Port Angeles School District has been notified of the development to allow them to
plan for needed public school facilities and routes.
16. The City's Parks Department is aware of the proposal but staff does not believe the level
of service for the area will be hampered as a result of the development. The nearest City
Parks and Clallam County recreation facilities are located approximately one mile east of
the site location.
17. All utilities including potable water, sanitary waste, and refuse collection are available in
the area.
18. The City's Police, Fire, and Public Works and Utilities Departments will service the site.
The location is outside of the City's four minute response area.
19. The City's State Environmental Policy Act (SEPA) Official issued a Determination of
Nonsignificance (DNS #1276) on September 2, 2010, therefore satisfying the City's
responsibility under the Act.
20. The Port of Port Angeles Fairchild International Airport and industrial park are located in
the area south of the site. Port staff is aware of the proposed subdivision proposal.
Wording will be placed on the face of the final plat such that those who purchase
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properties in the final subdivision will be aware of the existing on -going airport
operation.
21. Although site design indicates development to minimum Suburban standards, site design
indicates a standard full street width within Pendley Court, the interior street. Roadside
ditches are proposed under low impact development standards, and as such, abutting
property owners are responsible for maintaining ditches, keeping them free of debris and
maintained in a neat manner.
22. The City Council conducted a public meeting on March 19, 2013, to review the final plat
and found the conditions for the subdivision to be complete.
Conclusions:
A. As conditioned, the proposed subdivision is consistent with the Port Angeles
Comprehensive Plan and Zoning Code. Development per the City's Urban Services and
Guidelines is mandatory.
B. As conditioned, the proposal is consistent with the Port Angeles Subdivision Ordinance,
Chapter 16.08 PAMC, the Washington State Subdivision Act Chapter 58.17 RCW, and
the City's Urban Services and Standards Guidelines.
C. As conditioned and proposed, 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.
D. 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 State Growth Management Act.
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Summary of Ordinance Adopted by the
Port Angeles City Council
On March 19, 2013
Ordinance No. 3474
This Ordinance of the City of Port Angeles, Washington, approving a 17 lot subdivision in the
RS -9 zone known as Pendley Estates Subdivision.
The full texts of the Ordinances are available at City Hall in the City Clerk's office, on the City's
website at www.cityofpa.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
City Clerk
Publish: March 25, 2013