HomeMy WebLinkAboutMinutes 03/23/2005
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~ORTANGELES
WAS H I N G TON, U. S. A.
ECONOMIC & COMMUNITY DEVELOPMENT
AGENDA
PLANNING COMMISSION
321 East Fifth Street
March 23, 2005
6 p.m.
I.
CALL TO ORDER
II.
ROLL CALL
III.
APPROVAL OF MINUTES: Regular meeting of January 26,2005
IV.
PUBLIC MEETING:
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Final review for a~proval of Phase I (Lots 1 - 8 and 25 - 30) of the Reidel II Subdivision
(previously named Green Crow Subdivision): A 43-unit subdivision in the RS-9
Residential Single Family zone.
V.
COMMUNICATIONS FROM THE PUBLIC
VI.
ELECTIONS
VII.
STAFF REPORTS
1. 2005 Comprehensive Plan Amendment preliminary discussion
2. Appointment of member to Port Angeles Forward Committee
VIII.
REPORTS OF COMMISSION MEMBERS
IX.
ADJOURNMENT
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PLANNING COMMISSIONERS ,Len Rasmussen (VIce ChaIr), Dave Johnson, Chene Ktdd, KeVin Snyder, Betsy Wharton, Candace Kahsh
PLANNING STAFF Brad Colhns, Manager, Scott Johns, ASSOCiate Planner, Sue Roberds, ASSIstant Planner
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MINUTES
PLANNING COMMISSION
Port Angeles, Washington 98362
March 23, 2005
6:00 p.m.
ROLL CALL
Members Present:
Leonard Rasmussen,
Members Excused:
None
Staff Present:
Mark Madsen, Brad Collins, Sue Roberds
Public Present:
Mayor Richard Headrick
Vice Chair Rasmussen reordered the agenda such that Item VI Elections was considered first.
Commissioner Kalish nominated Leonard Rasmussen to be Chair for the 2005 term with Cherie
Kidd as Vice Chair. The motion was seconded by Kevin Snyder and passed unanimously.
Mayor Headrick welcomed the new Commissioners and thanked them for expressing their
community spirit and dedication by volunteering to assist the City as Planning Commissioners. The
Planning Commission is one of the more important jobs in the City as the Planning Commission is
a hearing body for the City Council for many issues and acts for the City in approving certain types
of applications. He wished the new members good luck and stated that he didn't believe it was an
action they would ever regret taking.
APPROVAL OF MINUTES
Commissioner Kevin Snyder moved to accept the January 26, 2005, minutes as
presented. The motion was seconded by Betsy Wharton and passed 7 - O. It was noted that a
quorum of members who were in attendance at the January 25, 2005, meeting would never be
present to officially approve the minutes as those members were acting on an interim basis and have
disbanded. Minutes were sent to interim members who did not offer any corrections.
Chair Rasmussen indicated that those who testify must sign the "Sign In" log and affirm that their
testimony will be truthful to the best of their knowledge.
PUBLIC MEETING:
FINAL REVIEW FOR APPROVAL OF PHASE I (LOTS 1 - 8 AND 25 - 30) OF THE
REIDEL II SUBDIVISION (Previously called the Green Crow Subdivision): A 43-unit
subdivision in the RS-9 Residential Single Family zone.
Assistant Planner Sue Roberds reviewed the Department's report recommending approval
of Phase I (Lots 1 - 18 and 25 - 30) ofthe Green Crow preliminary subdivision with conditions and
answered questions from the Commission. She noted that the title of the subdivision has been
changed to Reidel ll.
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Planning CommIssion Mmutes
March 23, 2005
Page 2
Planning Manager Brad Collins clarified that a street surface under standard development
requirements is 34' wide (two 9' drive lanes and two 8' parking areas) where low impact development
standard construction allows for a wider street surface (24') but no on-street parking. Commissioner
Following discussion as to the background of the adoption of low impact development standards,
it was decided that this should be an issue for detailed discussion at a later date.
Commissioner Wharton questioned how site development will affect the wetland area.
Manager Collins responded that a wetland permit has been approved with conditions regarding
development around the area and within its buffer. The applicant has asked to enhance the western
portion ofthe wetland buffer area in order to mitigate impacts to the eastern portion ofthe wetland
where the roadway is located. Staff and the applicants are currently working on an amendment to
the wetland permit to address issues that have become apparent since initial development began on
the site.
Commissioner Wharton moved to recommend that the City Council approve Phase I
of the Reidell II subdivision with the following findings and conclusions:
Findings:
1.
Green Crow Properties submitted a request for final approval of Phase I ofthe Green Crow
Subdivision on March 3,2005. The property is identified as being Parcel A of Boundary
Line Adjustment (BLA 01-05A) for Green Crow Properties. The application also indicates
a change in the subdivision name from the Green Crow Subdivision to Reidel II Subdivision.
2. 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 units per acre. Each lot in Phase I
of the subdivision will be at least 9,000 square feet in area and is consistent with the
approved preliminary plat.
3. Chapter 16.08 of the Port Angeles Municipal Code (P AMC) outlines requirement for the
submittal of final plats and sets forth local requirements for the final approval of
subdivisions. Section 16.08.070(G) PAMC provides that the Planning Commission shall
examine the final plat along with recommendations of reviewing City Departments and shall
forward a recommendation thereon to the City Council which shall either approve or
disapprove the final plat following a public hearing.
4.
Chapter 58.17 RCW contains the State's guidelines for the uniform division ofland within
the State. Section 58.17.11 0 requires a city to inquire into the public use and interest
proposed to be served by the establishment of a subdivision and to 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 and other public ways, transit stops,
potable water supplies, sanitary wastes, parks and recreation, playgrounds, and schools 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.
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Plannmg CommiSSIOn Mmutes
March 23. 2005
Page 3
5. The City's low impact development standards for suburban areas were adopted in 2003 with
the understanding that subdivisions developed under the reduced standards would not allow
for on-street parking. Site development and design for residential lots developed under the
low impact development standards need to accommodate resident parking and visitor parking
on-site. Signage for "No Parking" on streets will be placed with improvement ofthe rights-
of-way.
6. The subdivision was preliminarily approved to be developed in three phases. The first phase
of the subdivision must be completed within 18 months of the signing of the Development
Agreement (dated August 3, 2004) and will expire five years after City Council approval
(June 1,2004) ofthe preliminary plat.
7. The subject property is identified as Low Density Residential (LDR) on the Port Angeles
Comprehensive Plan land use map. The purpose of the City's RS-9, Residential Single
Family zone is a low density residential zone intended to create and preserve urban single
family residential neighborhoods consisting of predominantly single family homes on larger
than standard Townsite-size lots. Uses that are compatible with and functionally related to
a single family residential environment may be located in this zone.
8.
The Port Angeles Public Works and Utilities, Parks, and Fire Departments reviewed the final
proposal for Phase I of the subdivision and their comments have been incorporated in the
Department's recommendation of approval. Water and sewer installation have been placed
and approved for Phase I development. Fire hydrants and an emergency turn around have
been developed at the north end of Rook Drive and approved by the Fire Department.
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9. Phase I is served by Rook Road, which is a local access street being dedicated to the City
with the subdivision. Sixty (60') feet of right-of-way is required to be dedicated along Rook
Drive to Wabash Street for Phase I final approval. 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 March 3, 2005, the improvements will be made during late spring or early summer of
2005. 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 Developer's Agreement) of the estimated completion costs for stormwater, street,
and walkway improvements in lieu of actual construction.
10. The site is served by City water, power, sewer, refuse pickup, emergency services, cable and
telecommunications. Some PUD service (electric) remains available to the area which will
be eliminated with Phase II development of the site.
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11.
Site development was done per an approved engineered c1earinglgradinglstormwater plan
prepared by Zenovic and Associates.
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Planmng Commission Mmutes
March 23, 2005
Page 4
12. The Comprehensive Plan requires concurrency at the time of development 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 service (Capital
Facilities Element Policy Al 0). The City should not approve any development that will not
be served at or greater than a city-wide level of service standard of9 acres of parks per 1,000
population within six years from the time of development (Capital Facilities Element Policy
All).
13. Building permits are required for all structures within the subdivision. All local building and
Fire Codes will require compliance during construction including residential sprinkler
systems.
14. The Port Angeles School District has been notified of the subdivision development to allow
planning for needed school facilities and routes.
15.
The City's Parks Department is aware of the preliminary subdivision and does not believe
that the level of service for the area will be hampered as a result of the development. The
City's LOS for neighborhood parks and recreational services is .38 acre for 1,000 population
and must be provided within six years from the time of development. Ultimate site
development will include a series of walkways and trails through the site with development
of a public park in the final subdivision phase.
16. The City's State Environmental Policy Act (SEPA) Responsible Official issued a
Determination of Nonsignificance for the preliminary subdivision on May 6, 2004,
satisfying the City's responsibility under the Act.
17. The Planning Commission will forward a recommendation to the City Council who will
conduct a public hearing on the final plat approval ofthe subdivision. Reports are advisory
to ensure compliance to the City's Comprehensive Plan and to planning standards and
specifications adopted by the City.
18. The site was conspicuously posted on March 5, 2005, in accord with Section 16.08.070(G)
P AMC which prescribes notification for the approval of a final subdivision. No written
comments have been received to date.
Conclusions:
A
As conditioned, the proposed final of Phase I of the subdivision is consistent with the Port
Angeles Comprehensive Plan, Zoning Code, Subdivision and Environmentally Sensitive
Areas Ordinances (Chapters 16.08 and 15.20 PAMC), and Chapter 58.17 RCW of the
Washington State Subdivision Act. Development of Phase I is in compliance with the
conditions of preliminary approval of the subdivision approved on June 1,2005.
B. Appropriate provisions have been made for the public health, safety and general welfare and
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Planmng CommiSSIOn Minutes
March 23, 2005
Page 5
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 in the preliminary approval and remain in
effect.
c.
Signage educating residents and visitors as to the prohibition of on-street parking will ensure
that streets developed to the City's low impact development standards will remain passable
for public safety situations when on-street parking could prevent ease of passage for
emergency vehicles and sight distance safety issues.
D.
Clearing and grading activities were done under an engineered clearing/grading/stormwater
drainage plan to handle existing drainage and future stormwater issues as a result of the
subdivision development.
E.
The preliminary proposal was reviewed with respect to the Comprehensive Plan and was
found to be in compliance with the Plan's goals and policies for residential development.
F.
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
the development of new homes within the City of Port Angeles consistent with the State of
Washington Growth Management Act.
Commissioner Kalish seconded the motion, which passed 7 - O.
COMMUNICATIONS FROM THE PUBLIC
None
STAFF REPORTS
2005 Comprehensive Plan Amendment preliminary discussion
Planning Manager Collins presented preliminary Comprehensive Plan amendments proposed
for review during the current yearly review of the Plan. He noted that applications may be taken until
March 31 for the 2005 review. A public hearing is scheduled for May 11 for final consideration of
the proposed amendments.
Appointment of member to Port Angeles Forward Committee
It was agreed that Kevin Snyder will act as the Commission representative to the Port
Angeles Forward Committee with Cherie Kidd as an alternate.
Manager Collins reminded the Commissioners that the American Planning Association
Peninsula Chapter winter conference is scheduled for March 31 at the Fort Worden Conference
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Planning CommissIOn Mmutes
March 23, 2005
Page 6
Manager Collins reminded the Commissioners that the American Planning Association
Peninsula Chapter winter conference is scheduled for March 31 at the Fort Worden Conference
Center in Port Townsend. Those who would like to attend should contact the Department to arrange
for transportation and registration.
REPORTS OF COMMISSION MEMBERS
None
ADJOURNMENT
The meeting adjourned at 8:00 p.m.
Brad Collins, Secretary
PREPARED BY: S. Roberds
FORTANGELES
WAS H I N G TON, USA
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NAME: ADDRESS: Agenda Item No.
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