HomeMy WebLinkAboutMinutes 02/22/2006
FORT .ANGELES
WAS H I N G TON, U. S. A.
COMMUNITY & ECONOMIC DEVELOPMENT
AGENDA
PLANNING COMMISSION
321 East Fifth Street
February 22, 2006
6 p.m.
I. CALL TO ORDER
II. ROLL CALL
III. APPROVAL OF MINUTES: Regular meeting of February 8, 2006
IV. PUBLIC HEARINGS:
.
1.
SHORELINE SUBSTANTIAL DEVELOPMENT PERMIT - SMA 06-01 -
NIPPON PAPER: Construction of a utility bridge in the shoreline.
2. PRELIMINARY SUBDIVISION - ENNIS CREEK SUBDIVISION - A
preliminary subdivision of pro1;)erty located in the RS-9 Residential Single Family
zone creating 19 single family building sites.
OTHER CONSIDERATIONS:
1. PENINSULA VILLAGE PLANNED RESIDENTIAL DEVELOPMENT AND
SUBDIVISION FINAL REVIEW: Amendment to and final review of a previously
approved planned residential development and subdivision in the RS-9 Residential
Single Family zone.
V. COMMUNICATIONS FROM THE PUBLIC
VI. STAFF REPORTS
VII. REPORTS OF COMMISSION MEMBERS
VIII. ADJOURNMENT
.
PLANNING COMMISSIONERS Len Rasmussen (Chalr),Chene Kldd (VIce Chalf),DaveJohnson, KeVin Snyder, Candace Kahsh, John Matthews, one vacancy
PLANNING STAFF. Mark Madsen, Director, Sue Roberds, Planmng Manager, Scott Johns, ASSOCIate Planner; Nathan West, Pnnclple Planner
.
.
.
MINU'(ES
PLANNING COMMISSION
Port Angeles, Washington 98362
February 22, 2006
6:00 p.m.
ROLL CALL
Members Present:
Leonard Rasmussen, Dave Johnson, Cherie Kidd, Candace
Kalish, John Matthews, One Vacancy
Members Excused:
Kevin Snyder
Staff Present:
Nathan West, Scott Johns, Sue Roberds, Jim Mahlum
Public Present:
Ann Schlagel, Tyler Ahlgren, Steve Zenovic, Jack Powell,
Bruce Bearne, Bob Leach, Jim Ciaciuch
APPROVAL OF MINUTES
Commissioner Johnson moved to approve the February 8, 2006, minutes as presented.
The motion was seconded by Commissioner Matthews and passed
PUBLIC HEARINGS:
SHORELINE SUBSTANTIAL DEVELOPMENT PERMIT - SMA 06-01 -
NIPPON PAPER: Construction of a utility bridge in the shoreline.
Principal Planner Nathan West reviewed the Department's report recommending approval
with conditions. Chair Rasmussen opened the public hearing.
Ann Schlagel, Nippon Paper Industries, 1902 Marine Drive represented the application.
She identified that there will be no excavation in association with the proposed construction activity.
She was in agreement with staffs recommendation and stated that the proposal is to replace an
existing underground infrastructure above ground. Construction will not interfere with use of the
right-of-way.
There being no other comments, Chair Rasmussen closed the public hearing.
Following comment that the proposed activity appears to be an upgrade of the current use,
Commissioner Kalish moved to approve the shoreline substantial development permit as
proposed citing the following conditions, findings, and conclusions:
Conditions:
1.
If the subject site has not been previously inventoried, evaluated, and reviewed to the
satisfaction of the Lower Elwha Klallam Tribe, the subject site shall be evaluated by a
cultural review team which shall include a professional archaeologist, a representative ofthe
Lower Elwha Klallam Tribe, the site owner, and the Port Angeles Department ofCommunity
Development. This team shall determine the extent of excavation monitoring for the proj ect
during the permit review process. As an alternative, the applicant may volunteer to have an
.
.
.
Planmng CommiSSIOn Mmutes
February 22, 2006
Page 2
aforementioned cultural team. If during an excavation that by decision ofthe cultural review
team occurs without an approved archaeologist on-site, any phenomena of possible
archaeological interest are uncovered, the developer shall stop such work and provide for a
site inspection and evaluation by a professional archaeologist to ensure that all possible
valuable archaeological data is properly salvaged.
2.
The vertical clearance of the utility bridge shall not be less than 13 feet 6 inches.
3.
Applicant shall use all best management practices during construction to avoid negative
impacts to the shoreline and marine waters.
4.
All permits required by other agencies shall be the responsibility of the applicant to obtain.
All conditions required by other agencies with jurisdiction shall be observed as a condition
of this permit approval.
Findings:
1.
An application for a shoreline permit was submitted by Nippon Paper Industries, on January
6, 2006, for a new utility bridge to connect the paper mill to the oil tank farm. The
application indicates that the work will occur within 200 feet of the shoreline. The site is
100% covered by impervious surface. The proposed utility bridge is a minor change to the
existing structures on site to allow for easier access and maintenance.
2. A Determination of Non-Significance was issued by the City of Port Angeles SEP A
Responsible Official for the proposal on February 17,2006.
3. The International Fire Code (IFC) Section 503.2.1 requires that the unobstructed
vertical clearance of an apparatus access road be not less than 13 feet 6 inches.
4. The Port Angeles Shoreline Master Program (SMP), Comprehensive Plan, Zoning Ordinance
and Critical Areas Ordinances have been reviewed with respect to this application.
5. The Port Angeles SMP Chapter 5 H. Environmental Designation matrices list non-water-
oriented industrial uses as conditionally allowed as an addition to an existing use in the
Urban Harbor (UH) designation.
6. The site is designated Industrial on the City's Comprehensive Plan, Industrial Heavy in the
City's Zoning Ordinance, and Urban-Harbor in the City's Shoreline Master Program.
7.
The following adopted City policies are most relevant to the proposed project:
Comprehensive Plan Land Use Element Goal A, Policies A-2, Goal G, Goal H, Policy H-3,
H-4, and Economic Development Element Policy A-4 and the City's Shoreline Master
Program's Urban-Harbor designation and Chapter 3 Goals AI, A2, Bl, Chapter 4, Policies
B.l and Chapter E2.
Planmng CommiSSIOn Minutes
February 22, 2006
Page 3
.
8.
The City's waterfront trail follows Marine Drive through the Nippon Industries site and will
not be impacted by the project.
9. Public notice was provided as required by the publication in the local newspaper on January
16, 2006 and the site was posted for development activity.
10. Notice of development application was sent to agencies with jurisdiction and the Lower
Elwha Klallam Tribe. No comments were received within the comment period citing any
issues of concern.
Conclusions:
A. The proposed project as conditioned, is consistent with the City Comprehensive Plan and
Shoreline Master Program and pertinent City ordinances.
B. The project will not be detrimental to the shoreline or result in an increase in impervious
surface on the site.
C. As conditioned, the proposed project will not interfere with public use of lands or waters.
The motion was seconded by Commissioner Kidd and passed 5 - O.
.
PRELIMINARY SUBDIVISION - ENNIS CREEK SUBDIVISION - A
preliminary subdivision of property located in the RS-9 Residential Single Family
zone creating: 19 single family building sites.
Associate Planner Scott Johns presented the Department's report recommending
approval of the preliminary subdivision as proposed. Chair Rasmussen opened the public
hearing.
Steve Zenovic, Zenovic and Associates, 519 South Peabody represented the
applicant. Mr. Zenovic basically agreed with the staffs analysis and recommendation and briefly
noted that the property was purchased from the City, and that the proposal is to provide 20
residential building sites and a remnant parcel of approximately 17.5 acres that encompasses
Ennis Creek and its ravine. The property owner is working to dedicate the sensitive area to the
North Olympic Land Trust.
Mr. Zenovic commented that the main stormwater system is already in place. He
believes that, since there are no street related stormwater improvements to be made, a better
solution for stormwater control is to require each lot to develop stormwater plans consistent with
1992 stormwater regulations during development.
Following continued discussion, Commissioner Kidd moved to approve the
preliminary subdivision citing the following conditions, findings, and conclusions:
Conditions:
.
1.
All necessary easements for access, drainage, and utilities shall be shown on the final
plat.
.
.
.
Planmng CommISSIOn Minutes
February 22, 2006
Page 4
All residential structures shall be fitted with fire sprinkler systems.
Electric utility service to the subdivision shall be underground.
Individual lot owners shall submit stormwater management plans as part of building
permit applications.
Building setbacks shall be identified on the final plat and address numbers placed on the
lots, which will be provided by the Public Works and Utilities Department.
6. The sensitive area tract shall be recorded per the requirements of the City's
Environmentally Sensitive Areas Protection Ordinance.
7. Prior to issuance of any clearing and grading permits, the Ennis Creek ravine sensitive
area tract shall be identified by a split rail fence indicating the limit of the 25-foot buffer
at the top ofthe bank as shown by survey with signage indicating that the ravine and
Ennis Creek are Environmentally Sensitive areas. Signage shall be placed at locations
that may provide access to the public.
8. Erosion and sedimentation control measures shall be in place prior to grading or
placement of utilities.
Findings:
2.
3.
4.
5.
1.
Chapter 16.08 of the Port Angeles Municipal Code (PAMC) sets forth local requirements
for the approval of subdivisions. RCW 58.17.
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.
Section 16.08.050(B)(I) 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 Division. The City Council shall either approve or
disapprove the proposed preliminary plat at a public meeting.
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.
Preliminary approval is based upon a drawing dated received December 30,2005,
prepared by Zenovic and Associates.
2.
3.
4.
5.
.
.
.
Planmng CommISSIOn Mmutes
February 22, 2006
Page 5
6.
The subject property is identified as Low Density Residential and Open Space on the Port
Angeles Comprehensive Plan Land Use Map.
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.3, and BA, Goal C; Transportation Element Goal A, Policy A.3, A.6, and
B.11; Utilities and Public Services Element Policy C.2; Capital Facilities Element Goal
A, B, PolicyB.1, B.3, BA, B.5, B.6, B.7, C.2, C.3, CA, C.5, and C.7.
7.
The Comprehensive Plan requires concurrency for streets, water service, sanitary sewer
service and electrical service (Capital Facilities Element Policy A.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.
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 on minimum
9,000 square-foot lots, and Public Buildings and Parks (PBP). The proposed drawing
indicates that each lot in the proposed subdivision will be at least 9,000 square feet in
size. No residential development will occur in the area zoned PBP.
The site is surrounded by other residential uses located in the RS-9 zone with the
Peninsula Golf Course located to the west in the PBP zone and commercial uses along the
Highway 101 corridor to the north.
The site is currently served by Del Guzzi Drive, which is neither an arterial, a designated
school walking route, or a designated bicycle route.
13. Ennis Creek and the Ennis Creek ravine are environmentally sensitive areas located on
the site. The site slopes downward from west to east toward the creek. No residential
development will be allowed in the environmentally sensitive area. 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.
8.
9.
10.
11.
12.
14. Transit service is available along Highway 101 approximately ~ mile north of the site.
15. 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.
16. The Port Angeles School District has been notified of the development to allow them to
plan for needed public school facilities and routes. School bus pick-up is not available to
the site at this time. Port Angeles School District will evaluate the need for school bus
service on a yearly basis.
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.
17.
.
.
.
Planmng CommiSSIOn Mmutes
February 22, 2006
Page 6
All utilities including potable water, sanitary waste, and refuse collection are available in
the area.
19. The site will be serviced by the City's Police, Fire, and Public Works Departments.
20. The City's State Environmental Policy Act (SEP A) Official issued a Determination of
Nonsignificance (DNS #1141) on February 13, 2006, therefore satisfying the City's
responsibility under the Act.
21. Improvements to Del Guzzi Drive have been made to City street standards. No further
utility improvements are required.
18.
22. The Planning Commission's decision is a recommendation to the City Council. The
Commission acts as the City's hearing body for preliminary subdivision approval.
Reports are advisory only to ensure conformance of the proposed subdivision to the
general purposes of the City's Comprehensive Plan and to planning standards and
specifications adopted by the City.
Conclusions:
As conditioned, the preliminary subdivision is consistent with the Port Angeles
Comprehensive Plan and Zoning Code.
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.
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 sensitive nature of the critical area will
serve to protect the creek and slopes.
5. As conditioned, the public interest is served in the platting ofthis 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.
1.
2.
3.
Commissioner Johnson seconded the motion, which passed 5 - o.
PENINSULA VILLAGE PLANNED RESIDENTIAL DEVELOPMENT AND
SUBDIVISION FINAL REVIEW: Amendment to and final review of a previously
approved planned residential development and subdivision in the RS-9 Residential
Single Family zone.
Associate Planner Scott Johns reviewed the Department's report recommending
approval of the final planned residential development and subdivision with conditions. He
explained that a condition is needed to address erosion and sedimentation issues that have been
an ongoing problem throughout construction on the site. Several site visits have been made by
City staff in an attempt to identify and correct the short comings of the construction site, but the
.
.
.
Planmng CommISSIOn Mmutes
February 22, 2006
Page 7
site at present still is not in compliance with standard best management practices expected in the
City for development. Staff has been very explicit that if the management practices are not
immediately corrected, the site will be shut down until brought to minimum standards for
erosion and sedimentation control. Condition No.5 will ensure that if immediate measures are
not taken, the site will be shut down, and an amendment to proposed Condition 4 was made to
ensure that once brought into compliance, the site will remain in compliance throughout the
development process.
Bob Leach, Northwestern Territories, Inc., 717 South Peabody Street, explained that
the property changed ownership after the preliminary planned residential development and
subdivision approval was made and the new owner decided to reduce the number of lots from
38 to 32. The owner believes that the amended development proposal will better fit with other
development in the area and that the larger lot sizes will suit the general area better than
originally presented. All other conditions of approval either have been completed or will be
bonded for to gain final approval of the development.
Mr. Leach responded to Commissioner Rasmussen that properties to the south of the site
are accessed from Maddock Road and are located in the County so do not enjoy City services.
Jim Ciaciuch, 113 South Valley Street, provided background as to how he acquired
ownership of the site and explained some of the many problems that he has encountered during
the construction activity. He indicated that the previous owner had begun development prior to
his purchasing of the site and some of the utility infrastructure needed to be replaced which
created quite a disturbance of soil during the winter rainy season. The site has been difficult to
develop partially because of the management practices of the previous owner/developer and
largely due to the rainy season and poor soil conditions. He is committed to moving forward in
a positive manner and to developing a quality development.
Following discussion regarding wording of proposed Condition Nos. 4 and 5, and added
findings and conclusions to support the conditions, Commissioner Kalish moved to recommend
that the City Council approve the planned residential development and subdivision citing the
conditions as proposed by staff, and supported by the following findings and conclusions:
Conditions:
1. All conditions of preliminary approval shall remain in effect.
2. Fire hydrants shall be located per the Fire Department requirements.
3. A bond other security measures acceptable to the City attorney in the amount of $206,000
($137,499 X 150%) for completion of infrastructure requirements shall be in place before
final approval is granted.
4. Erosion and sedimentation controls shall be in place and properly maintained throughout
the life ofthe project. If found to fail, work shall cease until the required measures are in
place per City specifications regarding best management practices and process of the
PRD reviews shall cease until the situation is rectified.
Inspection of the site to ensure that erosion and sedimentation control measures have been
placed per the City's direction shall be done by the City on February 23,2006. Work
shall cease after a 24-hour notification until the required measures are in place per City
specifications regarding best management practices and process of the PRD reviews shall
cease until the situation is rectified. Additionally, if the inspection fails and work is not
5.
.
.
.
Planmng CommISSIOn Mznutes
February 22, 2006
Page 8
under way to correct the short coming, an amount of money shall be set by the City
Engineer to rectify the situation that will be added to the bonding described in Condition
3 such that the City shall perform the work.
Findings:
1. Preliminary approval of the PRD and Subdivision was granted on June 1,2004. A
request for amendment was received on January 27,2006.
2. The proposed amendment reduces the number oflots and increases the size of the lots
from the design of the approved PRD and subdivision.
3. Port Angeles Municipal Code (PAMC) Chapter 17.19 sets forth the City's requirements
for the approval of planned residential developments, and P AMC Chapter 16.08 sets forth
the City's requirements for the approval of subdivisions.
The Revised Code of Washington RCW 58.17 contains the State's guidelines for the
uniform division ofland 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.
5. The purpose ofa planned residential development (PRD) is set forth in Section 17.19.010
as follows:
4.
This Overlay Zone is to provide alternative zoning regulations which permit and
encourage design flexibility, conservation and protection of natural amenities and
critical areas, and innovation in residential developments to those regulations
found in the underlying zone. It is intended that a Planned Residential
Development will result in a residential environment of higher quality than
traditionallot-by-Iot development by use of a design process which includes wIthin
the site desIgn all the components of a residential neighborhood, such as open
space, circulation, building types, and natural features, in a manner consistent with
the public health, safety, and welfare.
6. The proposed 15-acre Peninsula Village Planned Residential Development (PRD) and
Subdivision site is located on the south side of Lindberg Road and east of Golf Course
Road.
7.
The proposed amendment has been reviewed with respect to the Comprehensive Plan,
Zoning Code, and Subdivision Ordinance. The Comprehensive Plan land use
designations for the site is High Density Residential (HDR). The approximately 9.3 acre
property in the first phase of the PRD was rezoned to RHD Residential High Density
several years ago and is situated across Lindberg Road from Peninsula Golf Course,
which is zoned PBP Public Buildings and Parks due to its open space characteristics.
.
.
.
Planning CommissIOn Minutes
February 22, 2006
Page 9
Other surrounding properties, including the second phase of the PRD, are zoned RS-9
Residential Single Family and either are developed with low-density residential uses or
are undeveloped.
8. The City's Fire, Public Works, Parks and Recreation, and Community Development
Departments reviewed the proposed amendment to the planned residential development
and subdivision preliminary plat.
9. The proposal meets the minimum site size for a planned residential development, and
only single family homes, which are permitted uses in the RHD Zone, are proposed.
10. The City's Police, Fire, and Public Works Departments currently serve the site.
11. 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.
12. The City's State Environmental Policy Act (SEP A) Official issued a Determination of
Nonsignificance (DNS #1065) on May 7,2004, satisfying the City's SEPA responsibility.
13. The applicant has submitted an engineers estimate for completion of improvements
required by Section 16.08.070 PAMC in the amount of $137,499.
14. Section l6.08.050(B)(2) allows the developer to install or assure installation of the
improvements required by Section 16.08.070 PAMC by furnishing to the City an
assignment of a savings account or another approved security or placing in trust, an
amount equal to 150% of the cost of the improvements as determined by the City
Engineer, which assignment of savings account, other security, or trust shall assure to the
City the installation of the improvements, to the satisfaction and approval of the City
Engineer.
15. Inspection of the site on February 17, 21, and 22,2006, revealed that erosion and
sedimentation practices on the site do not meet the City's minimum engineering
standards. The applicant has been notified several times of this shortcoming.
Conclusions:
A. The conditions of the Peninsula Village PRD and Subdivision are consistent with the
Zoning Code, required by the Subdivision Ordinance, and necessary to implement the
Comprehensive Plan.
E. As conditioned, all the necessary public improvements will be installed per the City
Urban Services Standards and Guidelines.
C. As conditioned, the configuration of the proposed subdivision lots and street layouts
conform to the desired urban design of the City for the residential developments in
outlying areas where there is no grid street pattern and low impact development standards
are allowed. The curvilinear private streets and cul-de-sac with a 25 foot paved surface
and no parking along the streets reduce stormwater runoff and still provide adequate
access for each residential lot.
As conditioned, the utility services will be provided consistent with the Urban Services
Standards and Guidelines and the Capital Facilities Element of the Comprehensive Plan
level of service standards. Analysis of downstream sanitary sewer capacity has been
D.
.
.
.
Plannzng CommiSSIOn Minutes
February 22, 2006
Page 10
E.
provided that indicates no capacity improvements are needed for the additional 38 units
of Peninsula Village PRD.
The small lots proposed for the Peninsula Village PRD and Subdivision are desired for
several reasons: 1) the geographical and BP A easement constraints on the site, 2)
recovering City costs for ULID 215,3) the mixed types of housing already located in the
zone and vicinity, 4) the provision of affordable homes for new families and other first
time home buyers, and 5) the lots satisfy the desired urban design of the City, except for
their small size, which fits the density requirements of the RHD Zone and the PRD
Overlay Zone.
This is not the basic urban land use pattern for the City's higher density multi-family
residential neighborhoods. The density is much more like a single-family residential
neighborhood, and the street and block system is more like outlying areas, which are
largely undeveloped. However, it is not atypical for this zone and vicinity where another
small lot, single-family subdivision in the RHD Zone exists nearby. While it does not
meet the high-density purposes of the RHD Zone, it does provide for a higher density
single-family development with surrounding open spaces consistent with the PRD
Overlay Zone.
The Peninsula Village PRD and Subdivision provide an alternative residential
development design to the basic single family residential neighborhood and the basic
multi-family residential neighborhood in a manner that is affordable as starter homes for
new families and other first time home buyers. Conditions are recommended that would
satisfy the PRD standards that are not included in the proposal plans.
As conditioned, the Peninsula Village PRD and Subdivision amended preliminary plat is
consistent with the Comprehensive Plan and Zoning Code.
As conditioned, the Peninsula Village PRD and Subdivision preliminary plat is in
conformance with the Port Angeles Subdivision Ordinance, Chapter 16.08 PAMC, and
the Washington State Subdivision Act, Chapter 58.17 RCW.
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.
As conditioned, the public interest is served in the preliminary approval of planned
residential development and platting of the subdivision as articulated in the City's
Comprehensive Plan, Zoning Code, and Subdivision, Ordinance. The subdivision
provides for development of new homes within the City of Port Angeles consistent with
the Growth Management Act and beneficial to the City's tax base. The Peninsula Village
PRD and Subdivision will recover funds expended by the City in support ofULID 215.
The final drainage plan must be approved by the City Engineer, and the City's stormwater
drainage standards will require that the proposed development not impact downstream
properties anymore than pre-development conditions as requested by Peninsula Golf
Course. The drainage and erosion control plans also are subject to the Department of
Ecology NPDES permit.
F.
G.
H.
I.
J.
K.
L.
.
.
.
Plannmg CommiSSIOn Mmutes
February 22, 2006
Page 11
The project engineer is working with the Bonneville Power Administration, and BP A's
comments reflect the expectation that the residential uses will be compatible.
N. The P AMC Chapter 17.19 Planned Residential Development Overlay Zone and Chapter
16.08 Subdivision Regulations allow for variations from standards variations in street
improvements, blocks, lots, and building line setbacks. Conditions are recommended
where certain proposed variation should not be approved due to the small lot design,
which allows for less on-site variation.
M.
O. The private street system, as allowed for a PRD, is proposed for Peninsula Village to
minimize rights-of-way, stormwater drains, and/or pedestrian facilities that would be
required for public streets. The 25-foot wide paved private streets must be posted for no
parking, since there is not adequate pavement to allow for anything more than service and
emergency vehicle access as well as individual lot access.
P. Immediate construction measures are necessary to correct poor erosion and sedimentation
control on the site. The project is conditioned to direct immediate corrective action prior
to authorization or approvals necessary for final ofthe PRD.
The motion was seconded by Commissioner Kidd and passed 5 - O.
COMMUNICATIONS FROM THE PUBLIC
None
STAFF REPORTS
Staffthanked Commissioner Rasmussen for his term of office on the Planning Commission
and hoped that Mr. Rasmussen would participate in various committees in the future. Mr.
Rasmussen said he would remain active in the community.
REPORTS OF COMMISSION MEMBERS
Planner Scott Johns reported that the City Council was reviewing the Campbell Avenue
Planned Residential Development but had not as yet reached a decision.
ADJOURNMENT
The meeting adjourned at 8:10 p.m.
~1~,~a)JJ
Cherie 'dd, Vice Ch Ir
~ORTANGELES
WAS H I N G TON, USA
PLANNING COMMISSION ATTENDANCE ROSTER
AND TESTIMONY SIGN-UP SHEET
PLEASE SIGN IN
Meeting Agenda of:
fe~v-vt(( l' Y 22/ 'Z-oO b
To help us provide an accurate record of those in attendance, please sign in. Your
signature acknowledges your presence. If you plan to testify, by your signature below, you
certify that the testimony given is true and correct under penalty of perjury by the laws of the
State of Washington. Signature below DOES NOT REQUIRE you to testify.
ADDRESS:
Lqo)- MA r~.e. i)y
~
Agenda Item No.
#-(
1+ "Z
-z#.-(
#
*
.
C: \MyFiles\FORMS\Mtgrostpc. wpd