HomeMy WebLinkAboutMinutes 05/12/2004
.
.
~nRTANGELES
WAS H I N G TON, U. S. A.
DEPARTMENT OF COMMUNITY DEVELOPMENT
AGENDA
PLANNING COMMISSION
321 East Fifth Street
May 12, 2004
6 p.m.
I. CALL TO ORDER
II. ROLL CALL
III. APPROVAL OF MINUTES: Regular meeting of April 28, 2004
IV. PUBLIC HEARINGS:
la.
PROPOSED AMENDMENT TO THE CITY'S COMPREHENSIVE PLAN AND
LAND USE MAP - CPA 04-01 - CRONIN: Amendment to the Low Density Residential
(LDR) designation between 4th Street and 7th Street along Race Street to Commercial (C).
lb. PROPOSED AMENDMENT TO THE CITY'S COMPREHENSIVE PLAN AND
LAND USE MAP - CPA 04-02 - CITY OF PORT ANGELES: City wide
amendments to the Comprehensive Plan and Land Use Map.
2. PRELIMINARY SUBDIVISION - GREEN CROW - Rook Road: Proposal for a 43-unit
subdivision in the RS-9, Residential Single Family zone.
3. PRELIMINARY SUBDIVISION - NEW VIEW - Eckard Avenue: Proposal for a 15-
unit subdivision in the RS-9, Residential Single Family zone.
4. PRELIMINARY PLANNED RESIDENTIAL DEVELOPMENT - OLYMPIC VIEW
ESTA TES - Lindberg Road/Golf Course Road: Proposal for an 38 - unit subdivision in the
RS-9, Residential Single Family zone.
PUBLIC MEETING:
REZONE PROPOSAL - REZ 04-01 - OLYMPIC MEDICAL CENTER - Northwest
corner of the intersection of Race and Caroline Streets: Rezone from RS-7, Residential
Single Family to CO, Commercial Office.
V. COMMUNICATIONS FROM THE PUBLIC
VI. STAFF REPORTS
. VII.
REPORTS OF COMMISSION MEMBERS
VIII. ADJOURNMENT
PLANNING COMM1SSIONERS: Fred Hewins {Chair),1= Rasmussen (Vice Chair), Chuck ScllTamm, Fred Norton, unda Nutt<'r, Bob Philpott, D~an Honnold
PLAJI,'NING STAFF: Brad Collins, Dim1or; Sooll Johns, Associate Planner; Sue Roberds, Assistant Planner.
.
.
.
CITY OF PORT ANGELES
321 East Fifth Street
Port Angeles, WA 98362
SPECIAL MEETING NOTICE
NOTICE IS HEREBY GIVEN that the Port Angeles Planning Commission will hold a special
meeting on May 19, 2004, 6 p.m., City Hall, 321 East Fifth Street, Port Angeles, to conduct
continued business from the May 12, 2004, meeting. The regular meeting of May 26, 2004, is
hereby cancelled.
For further information please contact the City Department of Community Development, 321 East
Fifth Street, Port Angeles, Washington, (360) 417-4750.
Filed by Sue Roberds, Assistant Planner
~~ ~)n!'d'
" Sue Robe
Assistant Planner
May 17.2004
Date
Faxed: 5/17/04
Posted: 5/17/04
Daily News, KONP Radio
.
.
.
MINUTES
PLANNING COMMISSION and CITY COUNCIL
Port Angeles, Washington 98362
May 12, 2004
6:00 p.m.
ROLL CALL
Members Present:
Bob Philpott, Fred Norton, Fred Hewins, Linda Nutter,
Chuck Schramm, Leonard Rasmussen, Dylan Honnold
City Council Present:
Lauren Erickson, Grant Munro, Jack Pittis, Karen Rogers,
Gary Braun
Members Absent:
None
Staff Present:
Sue Roberds, Brad Collins, Scott Johns, Jim Mahlum, Ken
Dubuc
Public Present:
Ed Tuttle, B. Boolier, W. Hamilton, Harley Oien, Bill Henry,
Sr., Jewell Van Oss, Kathe Smith, Judy and Dick Owen, John
Melcher, Jean Fairchild, Robbie Mantooth, Gary Schoessler,
Robert Leach, Steve Zenovic, Dennis Yakovich, Jack
Anderson, Andy and Colleen Brastad, Dick and Grieta Sieg,
Rosemary Deane, Emma Janssen, Li Meek, Tylor Ahlarang,
Ava Traughber, Jeff Bohman, Nason Beckett, Michele Rone,
Hugh Haffner, Jim Haguewood
APPROVAL OF MINUTES
Commissioner Nutter moved to approve the April 28, 2004 minutes as presented. The
motion was seconded by Commissioner Philpott and passed 6 - 0 with Commissioner Hewins
abstaining due to his absence at the meeting.
Chair Hewins 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 HEARINGS:
PROPOSED AMENDMENT TO THE CITY'S COMPREHENSIVE PLAN AND
LAND USE MAP - CPA 04-01 - CRONIN: Amendment to the Low Density Residential
(LDR) designation between 4th Street and 7th Street along Race Street to Commercial (C).
Associate Planner Scott Johns presented the Department's report recommending denial of
the Comprehensive Plan and Land Use Map amendment proposaL Chair Hewins opened the public
hearing.
.
.
.
Planning Commission Minutes
May 12, 2004
Page 2
George Cronin, 191 Old School House Road, Gardiner, WA stated that although the
application identifies a full block area east/west each side of Race Street, his specific interest is to
allow a light commercial area along Race Street connecting to existing commercial development in
the area. Encroachment into the surrounding residential area east/west of the corridor is not really
intended but he felt that the area lends to a light commercial use that would favorably serve the
community.
In response to Commissioner Norton's question as to what types of uses would be considered
"light commercial", Mr. Cronin responded that he would seek professional office type uses.
There being no further testimony, Chair Hewins closed the public hearing.
Community Development Director Brad Collins responded to Planning Commissioners'
questions regarding the ability of an applicant to reapply in the event a proposal is denied, by saying
that applications may only be considered once a year within certain submittal time1ines. When asked
if staff s concern with the proposal's conflict with current transportation policies would be aleviated
if the area shown in the application were reduced, Director Collins responded that an adjustment of
the proposed boundary would still be in conflict without a change to the existing transportation
policies.
Commissioner Nutter opposed the extent of the proposed commercial change to the
Comprehensive Plan Land Use Map and stated that, as the applicant's proposal could not be
changed, she would not support the amendment.
Commissioner Hewins asked for clarification purposes, how a rezone is considered following
a Comprehensive Plan Land Use Map change. Director Collins stated that property owners would
request such a change and that it is unlikely that the City would simply rezone a property without
being asked to do so by the property owner.
Following continued discussion, Commissioner Philpott moved to recommend that the
City Council deny the Comprehensive Plan and Land Use Map amendment proposal citing
the following findings and conclusions:
Findings:
1. The 2004 Comprehensive Plan Amendment is proposed by a property owner, Douglas P.
and Lynda Day Cronin, for a change in the land use designation from Medium Density
Residential to Commercial in the area south of 4th Street and north of 7th Street between
Francis and Washington Streets. The proposal encompasses a six block area.
2. The amendment was submitted in a timely manner prior to March 31, 2004.
3. The proposed Comprehensive Plan Land Use Map amendment would decrease the
medium density residential land available in the City by approximately 6 acres.
4. The Comprehensive Plan discourages creating strip commercial development outside of
the US 101 corridor and encourages cluster development.
5.
The Comprehensive Plan only allows commercial development in residential areas as
neighborhood shopping areas and as long as it does not encourage traffic from outside the
area or increase traffic congestion within residential neighborhoods.
.
P/lInning Commission Minutes
May 12. 2004
Page 3
6.
The Comprehensive Plan identifies improvements to the Lauridsen Bridge to facilitate
both a crosstown truck route and alternate local crosstown route, indicating that the Race
Street corridor is considered as a portion of those future projects.
7. Several previous analyses of the amount of the City's land uses have shown that there is a
relative shortage of high and medium density residential to low density residential and
commercial zoned areas.
8. A recent land use analysis in Port Angeles indicated there is 279 acres of high and
medium density residential zoned land, 2,423 acres of low density residential zoned land
and 333 acres of commercially zoned land.
9. The Comprehensive Plan has been reviewed with respect to the proposed amendment,
and the City's Comprehensive Plan Land Use Element Policy C.2, C.3, CA, Goal E and
Policies E.2, E.5, E.6, and E.8 and Transportation Element Goal B, Policy B.2, B.3, B.6,
B.7, and Objective B.1 were found to be the most relevant.
10. A Determination of NonSignificance was issued per WAC 197-11-355 on May 5,2004.
11. No public comments to the proposal have been received.
. Conclusions:
A. The proposal to change the Medium Density Residential (MDR) land use designation
along the Race Street from 4th to 7th Streets and Francis to Washington Streets to
Commercial (C) is inconsistent with the City's Comprehensive Plan Land Use Element
Policies C.2-CA, E.2, 5, 6, and 8, and Transportation Element B.3.
B. The proposal was found to be inconsistent with policies which discourage creating a strip
commercial character outside of the us 101 corridor and discourage uses that may reduce
the viability of the Race Street/Lauridsen Boulevard corridor as an alternate crosstown
route.
C. Medium and high density housing should be located in areas of the community most
suitable for such uses, based on existing services, public facilities, and transportation.
D. In this case, medium density housing is a transitional use between the intense commercial
area along First and Front Streets and the less intense commercial area at 8th and Race
Street, and does not adversely impact the residential nature of the housing in the area.
E. The proposal is in an area of existing park facilities and low to medium density
residential structures.
.
F.
Comprehensive Plan Amendment CPA 04-01 by reducing medium density housing
opportunities, increasing potential traffic impacts, and not supporting the City's chosen
urban design patterns is not in the public interest.
.
.
.
Planning Commission Minutes
May 12, 2004
Page 4
The motion was seconded by Commissioner Norton and passed 6-1 with
Commissioner Hewins voting against the motion. Commissioner Hewins stated that while he
believes the area is destined to become more commercial, he could not support the redesignation
of such a large area. Commissioner Schramm agreed that it is likely the area will eventually be
commercial but stated that he too would not be in favor of the proposed extent of the
redesignation from Francis Street to Washington Street. Commissioner Philpott concurred and
indicated that he would have been in favor of the proposal had the area been only along Race
Street.
PROPOSED AMENDMENT TO THE CITY'S COMPREHENSIVE PLAN AND
LAND USE MAP - CPA 04-02 - CITY OF PORT ANGELES: City wide
amendments to the Comprehensive Plan and Land Use Map.
Associate Planner Scott Johns presented the Department's staff report identifying all of the
proposed amendments and identified specific proposed amendments to the City's Comprehensive
Plan and Land Use Map based on the public review process.
Director Collins stated that Rayonier would not oppose that area above the bluff along Water
Street being redesignated for residential development but would oppose any redesignation of the
main mill area being anything but industrial at this time.
Chair Hewins opened the public hearing.
Robbie Mantooth, 2238 E. Lindberg Road, stated her thanks for the opportunity to
participate in review of the City's Comprehensive Plan update process as a newly annexed resident
and noted that the effort that was made gathering information during the public participation process
earlier in the year. She felt strongly that the Rayonier mill site should be cleaned up to a higher
standard than industrial to allow for more variety of eventual uses. She encouraged more public
parks now rather than in the future, a proactive approach to stream corridor restoration, a wider
transportation corridor rather than an alternate crosstown route, and hoped that the annexation
process could be structured such that others would desire to annex to the City who live in developing
areas to avoid excessive septic tank usage. Finally, she noted that the most beautiful beach in the
county is located within the shoreline ofthe Rayonier property and she encouraged the City to work
with Rayonier to open the area to the public.
Andy Brastad, 1622 Milwaukee Drive, Port Angeles, WA spoke in favor of a change in a
residential area off Milwaukee Drive that is proposed to be redesignated from Residential Medium
Density to Low Density Residential. He characterized the area as rural and hoped that it would
remain so with relatively little future development. He appreciates the low impact development
standards allowed for infrastructure development in the area.
Ed Tuttle, 3909 Old Time Place, Port Angeles, WA presented a petition against annexation
and noted that a like petition was being submitted to the County Commissioners asking the county
to eliminate the City's eastern Urban Growth Area. He stated that he is not against future
development of the area east ofthe Port Angeles city limits but does not want annexation. Instead,
it is preferred that services be extended without annexation. The City should take care of what is
already within the City limits before looking at annexation.
Chair Hewins asked Mr. Tuttle what proposed amendment to the Comprehensive Plan he is
addressing, to which Mr. Tuttle answered that he was addressing the eastern expansion ofthe UGA.
.
.
.
Planning Commission Minutes
MlIY 12. 2004
Page 5
Chair Hewins pointed out that the issue was discussed during last year's Plan changes and is not
currently under consideration by the City.
Jack Anderson, Rayonier Mill, 700 North Ennis Street, spoke on behalf of the Rayonier Mill
management and asked that the Comprehensive Plan Map designation for the mill site remain
unchanged at this time. He explained that the Model Toxic Control Act (MICA) clean up
regulations outline only two methods of clean up: industrial and commercial. To identify the site as
commercial would significantly slow redevelopment of the site. The Rayonier management prefers
to allow a prospective purchaser and the property owner to agree to a clean up plan based on future
use of the site and is not in favor of a redesignation at this time.
Ava Traughber, 1636 Milwaukee Drive, Port Angeles, WA agreed with a previous speaker
regarding the redesignation of an area north of Milwaukee Drive being proposed for redesignation
from RMD to LDR. The area is not prepared for higher density development and should remain
rural and sparsely developed.
Bill Henry, 2206 East Sixth Street, Port Angeles, WA was concerned that neither the County
nor the City has proven to residents in the eastern UGA that there is a need to expand the City's
boundary to the east. An excess of vacant residential land exists within the City for development
at this time without annexation. Residents in the eastern UGA would like to petition for a LAMRID
(Limited Area of More Intensive Rural Development) and would like the City's support. Port
Angeles should utilize vacant land before looking to annex additional area. The eastern UGA
boundaries might better have been set at the existing City limits. At this point, Chair Hewins asked
the speaker what item he was speaking to on the hearing agenda. Mr. Henry indicated that he was
speaking to the entire scope of the Comprehensive Plan. Chair Hewins noted that expansion of the
eastern UGA is not currently under consideration having been decided during the review process in
2003. The expansion ofthe western UGA boundaries is an item under review. Mr. Henry presented
written information to be entered into the hearing record to the Chair.
Kathe Smith, 607 East Fourth Street, Port Angeles, W A strongly supported amendments to
the Transportation Element as proposed.
Harley Oien, 215 Rife Road, Port Angeles, WA presented a petition opposing expansion of
the western UGA boundary and urged the Commission to leave the area in the County for rural
preservation.
Jeff Bohman, 3753 Canyon Circle, Port Angeles, WA represented the Peninsula Trails
Coalition and spoke in favor of the proposed amendment to the Transportation Element of the
Comprehensive Plan. He encouraged that the Economic Development Element, in particular
proposed Goal C, or the policies that derive from that goal, include the benefits of the Olympic
Discovery Trail and other trails and parks as an element of the economic plan. He noted that some
references in the 1990 Sheldon Wetland Report have become outdated. It has recently become
apparent that the old report is not a comprehensive reflection of existing wetlands within the City
boundaries. It may be appropriate to include wording in the Plan to recognize that site specific
analysis should always occur whether or not the Sheldon report indicates that wetlands are present
on a site.
Jean Fairchild, 3524 Mt Pleasant Road, Port Angeles, WA represented herse]fand others in
the audience on behalf of the Jet Set Soroptimist Club in support of changes to the Transportation
Element.
.
.
.
Planning CommissiOIl Minutes
May 12, 2004
Page 6
Hugh Haffner, 402 Goa Way Road, Port Angeles, WA suggested that some type of bonding
be required ofthe Rayonier Mill owners to assure adequate clean up of the mill site.
There being no further comment, Chair Hewins closed the public hearing and announced a
break at 7:40 p.m. The meeting resumed at 7:50 p.m. The City Council Members adjourned from
the meeting and left.
Due to the number of other issues on the agenda, Commissioner Schramm moved to
continue discussion ofthe Comprehensive Plan and Land Use Map amendments to last on the
agenda. The motion was seconded by Commissioner Norton and passed unanimously.
PRELIMINARY SUBDIVISION - GREEN CROW - Rook Drive: Proposal for a 43-unit
subdivision in the RS-9, Residential Single Family zone.
Assistant Planner Sue Roberds reviewed Department's report. Director Collins suggested
a revision to Condition #9 providing a time period for the construction of a recreation area and
responded to Commissioner Nutter that a specific amount of open space is not required for
subdivisions. Open space and buffer areas, trails, etc., can be components of a recreation plan. He
added that cul-de-sacs work well in suburban areas as long as they are designed to meet the City's
curvilinear expectations, can create a satisfactory neighborhood alternative to the standard grid
system.
Jim Mahlum, Civil Engineer for the City of Port Angeles, stated that when Rook Drive was
developed to City standards, the developers were required to install intersection warning signs along
Mt. Angeles Road to warn of an approaching intersection activity. The County is requesting that the
applicant widen Mt. Angeles Road north to the City portion ofthe road an additional 3' each side of
the existing surface. He responded to Commissioner Hewins that he did not believe sight distance
is a problem at the intersection given its width. Chair Hewins opened the public hearing.
Steve Zenovic, Zenovic and Associates, 519 South Peabody, Port Angeles, WA asked to
dedicate 50' of right-of-way for the continuation of Rook Drive rather than the 60' required by the
Public Works and Utilities Department. His client would be amenable to a condition that requires
the recreation/play area to be constructed when a given number of lots has been developed, and
responded to a question from Commissioner Nutter that completion of the wetland boundary
delineation will definitively identify the required buffer areas. If such delineation indicates that a
lot or two are unbuildable, the plat will be redesigned.
Director Collins noted that the extension of Rook Drive is proposed through the wetland
buffer, and, ifthis is indeed the case, the buffer will require enhancement in order to account for use
of the area.
Mr. Zenovic responded to Commissioner Hewins that, following conversations with the
City's Parks and Recreation Director, it is expected that if a significant park area is dedicated to the
public within the subdivision, it will be taken over for maintenance purposes by the City.
Dennis Yakovich, 2736 Blue Mountain Road, Port Angeles, WA noted that the Rook Drive
intersection with Mt. Angeles Road is nearly 90' wide due to turn radii required by the City which
allows for a clear vision at the main intersection. He agreed with the previous speaker by saying that
he is not interested in developing or retaining maintenance of the park through a homeowner's
association but would prefer to develop a meaningful park/recreation area that would then be
dedicated to the City for final development and maintenance. If the current development is
successful, Green Crow will begin development of adjacent property to the north ofthe subdivision
will provide access to either Campbell A venue, Wabash Avenue, or Porter Street for both
.
.
.
PllIIrrring Commission Minutes
May /2. 2004
Page 7
developments through the extension of Rook Drive. A 5-10 year build out is expected for the current
proposal. Mr. Yakovich further responded to Commissioner Nutter regarding ponds that were
created during logging of the site to retain runoff.
There being no further comments, Chair Hewins closed the public hearing.
Commissioner Schramm felt that a secondary ingress/egress is a very important component
ofthe subdivision as the current proposal relies heavily on unimpeded access to Mt. Angeles Road.
Commissioner Nutter had unanswered questions regarding development of the
park/recreation area and was concerned with traffic at Rook/Mt. Angeles Roads.
Director Collins suggested that the item be continued to allow further discussion with the
County Road Department and the applicant regarding County requirements for improvements to
Mount Angeles Road.
Commission Norton agreed and moved to continue discussion to the next meeting. The
motion was seconded by Commissioner Schramm and passed 4 - 3 with Commissioners Philpott,
Norton, and Rasmussen voting against the motion to continue.
PRELIMINARY SUBDIVISION - NEW VIEW - Eckard Avenue: Proposal for a 15 - unit
subdivision in the RS-9, Residential Single Family zone.
Assistant Planner Sue Roberds presented the Department's report. Chair Hewins opened the
public hearing.
Steve Zenovic, Zenovic and Associates, 519 South Peabody, Port Angeles, WA agreed with
the staffs analysis and noted that this is a simple redivision ofa previously platted subdivision into
larger lots.
There being no further testimony, Chair Hewins closed the public hearing.
Following discussion regarding walking path widths and road development both within the
subdivision and on Mt. Angeles Road, Commissioner Philpott moved to recommend approval
of the preliminary subdivision with the following conditions, findings, and conclusions:
Conditions:
1. Address numbers shall be identified and placed on the final plat as provided by the City
Public Works and Utilities Department.
2. Fire hydrants shall be placed and spaced as required by the City's Fire Department to a
maximum 1000' of separation distance.
3. Electric utility service to the subdivision shall be underground and the utility trench will be
made available for other utilities, i.e., telephone and telecable. Electric utility requirements
will be addressed after the preliminary plat is approved and when required data is provided:
load calculations, meter locations, and utility routes will be the driving factors to how
electrical service will serve the lots.
4.
Prior to final plat approval, all public improvements shall be installed in accordance with the
City's Urban Service Standards and Guidelines including an 8 inch water service along the
northern portion of Eckard A venue right-of-way and the western portion of the Porter Street
right-of-way. Storm drainage/detention manholes are to be within City right-of-way or within
.
Planning Commission Minutes
May 12, 1004
Page 8
a 20' dedicated utility easement. A detention, treatment, and erosion control plan is required.
An 8 It sanitary sewer main shall be constructed within dedicated Ci ty right-of-way or within
a 20' dedicated utility easement where placement ofthe utility will be offset 5' of centerline.
Side sewer lateral connections are to be 6" PVC within City right-of-way. Pressure treated
posts (4" x 4") shall be placed at each end oflateral, marked "s/s" and buried to a depth
indicated on the post.
5. Street design and development shall be per City suburban street standards with 60' rigbts-of-
way for Eckard Avenue and Porter Street and 20' for an alley along the south side of the
subdivision. Driveway culverts will be restricted to 30' in length. An 8' walking path is
required along Porter Street because the street is a designated school walking route. Streets
shall be dedicated to the City through the subdivision process. "No parking" signs shall be
placed along Eckard Avenue and Porter Street if the streets are developed to the City's low
impact development standards.
Findings:
1.
The preliminary subdivision application was submitted on March 6, 2004, by Zenovic and
Associates for Jeff Priest. The property is owned by Norman Rockford and Janice Andrew
who are selling the site to Mr. Priest and who provided written authorization for the
preliminary subdivision application to be submitted. The final plat will be entitled New
View Subdivision
.
2. The proposal is to subdivide a 4.59 acre parcel ofland into 15 residential lots in the RS-9,
Residential Single Family zone. The preliminary drawing indicates that lots in the proposed
subdivision will range from a minimum 9,027 square feet to 9,626 square feet in area.
3. The proposed site is located east of Mt. Angeles Road between Campbell Avenue and
undeveloped Eckard Avenue and is legally described as being Lots I - 11 in Block 8, and
Lots 17-32 Block 5, Illinois Addition. The area is located approximately ~ mile from the
City's southern limits.
4. The site is currently accessed from Campbell Avenue via unimproved Porter Street, however,
the applicant is proposing to establish Eckard Avenue extending from Porter Street west
connecting to Mt. Angeles Road, which is a city road in this location, during construction for
the subdivision lots. Eckard Avenue was originally platted to access Mt. Angeles Road but
has never been opened. Both Porter Street and Eckard Avenue must be improved and
rededicated through the subdivision process.
5.
Properties west, south, and north of the site are zoned RS-9, Residential Single Family.
Property northeast along Campbell A venue is zoned RHD, Residential High Density with
property directly east and southeast zoned RS-9. White's Creek is located in a meandering
north to northeast line approximately 1/4 mile east of the adjacent property.
.
6. The RS-9 zone allows a density of up to 9 units per acre and is a low density residential zone
intended to create and preserve urban single family residential neighborhoods consisting of
.
.
.
Planning Commission Minutes
May 12,2004
Page 9
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. This zone provides for a variety in the urban land use pattern for the
City's single family residential neighborhoods, following a curvilinear street system of non
through public and private streets with irregularly shaped lots, minimum 75-foot front lot
lines, and 60-foot rights-of-way for collector arterial streets in large rectangular blocks and
usually located in outlying areas with large tracts of vacant buildable land.
7.
Chapter 16.08 of the Port Angeles Municipal Code provides standards for development of
subdivisions within the City. Conditions may be added to a preliminary subdivision approval
that will ensure compliance with the development standards of Chapter 16.08 PAMC.
Section 16.08.050(B)(1) PAMC provides that the Planning Commission shall examine the
proposed plat at a public hearing along with written recommendations of reviewing
departments and agencies with jurisdiction, and shall forward a recommendation to the City
Council that will act on the proposal within a period of 90 days following submittal of the
preliminary application to the City Department of Community Development. The City
Counci I shall either approve or disapprove the proposed preliminary plat at a public meeting.
8.
The Revised Code of Washington RCW 58.17 contains the State's guidelines for the uni form
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, 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.
9. The proposed preliminary plat was reviewed by the City's Fire, Public Works, Parks and
Recreation, and Community Development Departments, and the Clallam County Road
Department. Comments have been included in review of the proposed subdivision and
resulting conditions should address any concerns or issues that were raised by reviewers.
The site will be served by City water, power, sewer, solid waste, and emergency services -
Police and Fire. Porter Street will be improved to the City's low impact development
standards which will include an 8' pedestrian walking path due to its identification as a
school walking route. Eckard Avenue will also be improved to the City's low impact
development standards including a 4' pedestrian walking path and will connect to Mt.
Angeles Road which will provide a more direct egress route from the area rather than
funneling all traffic to Campbell A venue.
10.
Public notice of the subdivision application was mailed to property owners within 300 feet
of the proposed subdivision on March 19, 2004, posted on-site March 22, 2004, and
published in the Peninsula Daily News on March 24, 2004. No written comments were
received as a result of the public notification.
.
.
.
Pianning Commission Minutes
Moy 12, 2004
Page 10
11. The subject property is identified as Low Density Residential (LDR) on the Port Angeles
Comprehensive Plan Land Use Map .The City's Comprehensive Plan (Land Use Element
Goal B) states the intention to have a community where residential development and use of
the land are done in a manner that is compatible with the environment, the characteristics of
the use and the users, and the desired urban design of the City. 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 co llection, stormwater management,
telecommunications service, and emergency service (Capital Facilities Element Policy Al 0).
The proposal has been reviewed with respect to the Comprehensive Plan and the following
Comprehensive Plan policies are relevant to the proposal: Growth Management Element
Goal A; Land Use Element Goal A, Policy A2, Goal B, Policy B.l, and B.2; Transportation
Element Policies B.14 andB.18; Utilities and Public Services Element Policies C.2 andD.2;
Capital Facilities Element Goal A, Policies A.9 and A.l 0, and Goal B.
12. The Port Angeles School District currently serves the area. Franklin Elementary School and
Peninsula Community College are located in the area. The School District has indicated that
at the present time, school capacity is not an issue with the present trend in declining
enrollments.
13.
The site is currently served by the City's Police, Fire, and Public Works and Utilities
Departments.
14. Building permits will be required for all structures on any approved building lots. All local
Building and Fire Codes will apply to any new construction on the subject property.
15. The City's State Environmental Policy Act (SEPA) Official issued a Determination of
Nonsignificance for the proposal on May 6,2004, satisfying the City's SEP A responsibility.
Conclusions:
A. The conditions of the subdivision are required by the City's Subdivision Ordinance and
are necessary to implement the goals and policies of the City's Comprehensive Plan.
B. All required utility improvements including potable water, sanitary waste, electrical, and
refuse collection have been provided to the subdivision or are available in the area. Storm
drainage, electrical, and telecommunications improvements are the only street and utility
requirements which have not been installed per the City's Urban Services Standards and
Guidelines but will be provided by the developer.
c.
A play area has not been required because the subdivision falls below the 30-10t threshold
policy for the requirement of new recreation areas set by the City.
D. As conditioned, the preliminary plat is consistent with the Comprehensive Plan,
specifically with Growth Management Element Goal A; Land Use Element Goal B, and
Planning Commission Minutes
May 12. 2()04
Page 11
.
Policies Rl, and B.2; Transportation Element Policies B.14 and R18; Utilities and Public
Services Element Policy D.l and D.2; Capital Facilities Element Goals A and B, and Policy
A.9, and with the Zoning Code, Section 17.11 PAMC.
E.
As conditioned, the preliminary plat is in conformance with the Port Angeles Subdivision
Ordinance, Chapter 16.08 P AMC, and the Washington State Subdivision Act, Chapter 58.17
RCW.
F.
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.
G.
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 and is therefore beneficial to the City's tax base.
.
The motion was seconded by Commissioner Norton and passed 6 -1 with Commissioner
Nutter voting in the negative. Commissioner Nutter noted for the record that her negative vote was
because Mt. Angeles Road is not developed to minimum standards in the area.
The Commission took a break at 9:30 p.m. The meeting reconvened at 9:40 p.m.
PRELIMINARY PLANNED RESIDENTIAL DEVELOPMENT - OLYMPIC VIEW
EST A TES - Lindberg Road/Golf Course Road: Proposal for an 38 - unit subdivision in the
RS-9, Residential Single Family zone.
.
Commissioners Norton and Hewins noted that they are both members ofthe Peninsula Golf
Club that submitted a letter regarding the proposal but felt that they could individually act without
prejudice in the matter before the Commission. Community Development Director Brad Collins
reviewed the Department's report. Chair Hewins opened the public hearing.
Director Collins responded to questions regarding road improvements within the
development, Lindberg Road, and Golf Course Road. No improvements to either Lindberg or Golf
Course are required with the development, however, the second phase of development that involves
Golf Course Road south of the Golf Course RdlLindberg Rd intersection will need to be improved
at the time of that future phase of development.
Gary Schoessler, 536 Marine Drive. Port Angeles, WA stated that he had read the staff report
and had no issues with the proposed conditions of approval. Mr. Schoessler responded to
Commissioner Nutter by identifying the area on an overhead where a play area would be developed
much like the play area in the Milwaukee Heights subdivision located in the west portion of the City.
Participating in discussion with Commissioners regarding improvements to Golf Course Road, Mr.
Schoessler responded that given the amount of improvements required to develop the proposed site,
adding improvement to Golf Course Road at this stage of development would severely affect
feasibility of the project.
.
.
.
Planning Commission Minutes
MlIY 12. 2004
Page 12
Bob Leach, Northwestern Territories, Inc., 717 South Peabody, Port Angeles, WA has
worked with the Bonneville Power Administration (BP A) on issues relating to use of the area
underneath the powerIines and within the BP A easement, and believes that agreement has or can be
reached on the use of the area for additional parking and stormwater detention. He explained the
drainage plans and storm detention proposal and noted that the roadway will be developed with an
inverted crown design to avoid using too many culverts.
In response to Commissioner Rasmussen, Mr. Leach identified common areas that would be
available within the subdivision and stated that management of the open space areas would be the
responsibility of a homeowner's association.
Mr. Schoessler presented photographs of proposed structural development within the
subdivision.
There being no further testimony, Chair Hewins closed the public hearing.
Commissioner Nutter expressed concern regarding the width of Golf Course Road as the
roadway narrows significantly from that point south.
Jim Mahlum, Civil Engineer for the City of Port Angeles, noted that infrastructure
improvements required of the applicant for the development will significantly improve what
currently exists in the area and noted that Golf Course Road south of the area does not abut the
subject property and would not be a route that would be used by those leaving or entering the
subdivision.
Following further discussion over the width and speed at which traffic travels on Golf Course
Road, Commissioner Philpott moved to recommend approval of the planned residential
development citing the following conditions, findings, and conclusions:
Conditions:
1. The final plat shall show the building front lot lines drawn where the lots equal or exceed 50
feet in width; Lots 7 and 16 may need reconfiguration. All external building line setbacks
shall met RHD Zone requirements. All lot lines (solid lines) and building setback lines
(dashed lines) shall be accurately dimensioned on the final plat.
2. All lots shall be configured to have a minimum lot size of 3,500 square feet or greater.
3. All necessary on-site easements for access, drainage, and utilities shall be shown on the
final plat.
4. The stormwater drainage improvements shall be installed or bonded per the City's Urban
Services Standards and Guidelines and consistent with the Washington Department ofFish
and Wildlife hydraulics permit application requirements and the Department of Ecology
NPDES permit requirements. The drainage plan for on-site and off-site facilities shall be
approved by the City Engineer
5.
One or more of the community areas shown on the preliminary plat shall be designed as a
children's play area similar to the new play structure at Crown Park prior to final plat
approval and shall be installed prior to the issuance of any building permits. The final plat
shall provide for a minimum of 15 % ( 1.4 acres) of common usable recreational faciliti es and
a minimum of 30% (2.8 acres) for common usable open space including land dedicated to
recreational facilities per PAMC Sections 17.19.011 and 17.19.050.
.
.
.
Planning Commission Minllles
May J 2. 2004
PlIgc 13
6. All exterior and interior streets shall be posted for no parking, and adequate provisions for
two off-street parking spaces shall be made on-site for each lot, in addition to any parking
provided elsewhere on the site.
7. Electrical, telecommunications, and street lighting shall be installed or bonded per the Light
Division standards. Electric utility service shall be underground.
8. No more than 38 dwelling units may be connected to the City's water and sewer systems
without review and approval by the City Engineer demonstrating adequate system capacities
and compliance with ULID 215.
9. Address numbers shall be identified and placed on the final plat as provided by the City.
10. The final PRD shall provide for continuous and perpetual maintenance of common open
space, common recreation facilities, private roads, utilities and utility easements, common
parking areas, and other similar development within the boundaries of the PRD in form and
manner acceptable to the City.
11. The final PRD and plat approval shall provide conditions, covenants, and restrictions that
will preserve scenic view corridors, both internal and external to the site, in coordination
with the proposed one-story, split-level, and two-story model home designs to create a
residential environment of higher quality than traditional lot-by-lot development.
12. Fire hydrants shall be placed per the project narrative included in the application. The three
hydrants shall be located at: the intersection of Golf Course and Lindberg, at the northeast
corner on Lindberg Road and the last midway between the entrances on the internal road.
13. Twenty (20) feet of clear width shall be required for fire department access.
14. The fire sprinkler system as required by the Fire Department shall be a condition of any new
residential building permit. Wording shall be placed on the final plat and recorded with the
County Auditor upon filing of the final subdivision indicating that all residences shall be
fitted with residential sprinkler systems prior to occupancy.
15. ULID 215 Assessments and sewer connection charges shall apply to this project (date of
formation ofULID 215 connection charge was in November 1999).
16. Proposed 8" water line shall be provided per as shown, with Fire Hydrant installation at NE
Comer of Lindberg Rd. and in the middle ofthe internal roadway per City Urban Standards.
17. Proposed 8" sanitary sewer shall be provided as shown per City Urban Standards, and line
size and detention calculations for proposed storm drain shall be required.
18. Utility easements are appropriately identified on the preliminary plat map as well as an
access easement to properties located to the south ofthe subject site, and the easements shall
be legally described for the final approval of the PRD and Subdivision.
.
.
.
Pfrlllaing Commission Minutes
May 11, 1004
Page 14
19. Proposed roadway construction, internal roadway inverted crown for drainage, Lindberg
Road construction shall be to 20 foot paved width. Golf Course Road construction shall be
to 24 foot paved width. Roadway construction shall be per City Urban Standards with
ditches and walkways.
20. Street trees shall be provided on the frontages of Lindberg and Golf Course Roads per City
approval.
21. The legal description of the subject property in the first phase of the PRD shall be provided.
Findings:
1.
An initial planned residential development site plan was received by the City on December
12,2003. Following a pre-application meeting on January 13,2004, and a PRO application
was submitted on March 8, 2004. Following a request for additional information, a revised
site plan was submitted on March 22,2004, and elevations and floor plans were submitted
on March 30, 2004, The Olympic View Estates application was determined to be complete
on March 31,2004. The revised preliminary plat drawing for Olympic View Estates shows
a 38 lot subdivision proposal. Six lots access from Lindberg Road, and three lots access
from Golf Course Road. The remaining 29 lots access via private streets interior to the
subdivision. A second revised preliminary plat drawing was submitted on May 5, 2004,
which is the plat of record for City action.
2. The preliminary plat would subdivide the approximately 9.3 acres ofland into 38 residential
building lots, ranging from 3,526 to 5,568 square feet with most lots between 3,900 to 4,500
square feet in size (see Attachment B for the preliminary plat). Reconfiguration of the
smallest lot was done to bring all the lots up to a minimum of 3,500 square feet. All ofthe
lots are planned for single family residences. While the proposed subdivision does not
conforms to all preliminary plat requirements, smaller lot size and private street access are
permissible through City approval of a site specific planned residential development per
PAMC Chapter 17.19.
3. The small lots though permissible in a planned residential development are subject to overall
density limitation, which in this case does not come into the analysis for a single family
development because of the high density allowance under the RHD Zone. The overall
density of the first phase of the Olympic View Estates PRD is 4.1 units/acre.
4. Port Angeles Municipal Code (P AMC) Chapter 17.19 sets forth the City's requirements for
the approval of planned residential developments, and PAMC Chapter 16.08 sets forth the
City's requirements for the approval of subdivisions.
5.
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,
.
Planning Commission Minutes
May 12. 1004
Page 15
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 schoolgrounds, 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.
6. The purpose of a planned residential development (PRD) is set forth in Section 17.19.010
as follows:
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 traditional lot-by-lot
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...
.
7.
Section 16.08.050(B)(1) P AMC 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 of90 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.
8. The PRD and Subdivision preliminary plat applications were determined to be complete on
March 31, 2004. The City Council must act on the PRD and preliminary subdivision by its
June 15,2004, meeting to be within the 90-day time limit set by RCW 58.17.140. The
applicant may consent to a 21-day extension to the 90-day time limit.
9. The proposed 15 acre Olympic View Estates Planned Residential Development (PRD) and
Subdivision site is located on the south side of Lindberg Road and east of Golf Course Road.
The current application (see Attachment B) includes only the first phase (approximately 9.3
acre) of the proposed development, which is divided east-west by the Bonneville Power
Administration (BP A) main transmission lines. With the exception of a parking lot and
common usable open space, the first phase development provides for subdivision of the
northern portion of the subject site into 38 lots designed for small-lot single family
residences.
10.
The site slopes from south to north with some steep slopes on the southern portion of the site
and relatively flat ground on the northern portion of the site from the BP A easement to
Lindberg Road.
.
11. The preliminary plat application includes a drawing dated received March 22, 2004, and a
revised drawing received May 5, 2004, prepared for the applicant Gary Schoessler by
.
Planning Commission Minutes
May J 2, 2004
Page 16
Northwest Territories, Inc., provided in Attachments A and B, and used as the basis of the
preliminary plat review. The final plat will be entitled Olympic View Estates Planned
Residential Development and Subdivision Phase 1.
12. The site is served by Golf Course Road and Lindberg Road, which do not meet City
standards south of Melody Lane. Access from Lindberg Road to several properties and
single family residences located to the south crosses the subject site near its eastern property
line.
13. Utilities are provided to the site, which is subject to residential unit charges under Utility
Local Improvement District (ULIO) 215. Sewer capacity between the Golf Course Road area
and the Wastewater Treatment Plant has limitations, and a study has determined that the
proposed hookups for 38 dwelling units can be accommodated within the existing capacity.
14.
The proposal 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. 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.
.
15. The proposed planned residential development and subdivision preliminary plat were
reviewed by the City's Fire, Public Works, Parks and Recreation, and Community
Development Departments.
16. The proposed Olympic View Estates PRD and Subdivision is outside ofthe Fire Department
four minute response area. According to P AMC 18. OS .110 . Fire Suppression Requirements,
each single family residence and duplex within a new subdivision outside the four minute
response time shan be equipped with a residential sprinkler system that is installed and
maintained in accordance with Uniform Fire Code (UFC) and National Fire Protection
Association (NFP A) standards, provided that such subdivisions shall be allowed to have the
following reduced standards for cul-de-sac size and fire hydrant spacing:
1. cul-de-sac diameter measured from curb to curb may be reduced from the
normal 1 00 feet standard to either 90 feet or, if the cul-de-sac is restricted and
posted for no parking, to SO feet; and
2. distance between fire hydrants may be increased from the normal standard of
500 feet average spacing between hydrants to not more than 1,000 feet.
17.
Public notice ofthe PRD and subdivision application was published on April 13, 2004, and
posted on the site and mailed to property owners within 300 feet ofthe proposed subdivision
on April 8, 2004. The Department of Community Development received two public
comment letters, which are provided in Attachment D. The letters were from the Bonneville
Power Administration and Peninsula Golf Club, Inc.
.
Planning Commission Minutes
May 12, 2004
Page J 7
.
18.
The electro-magnetic force (EMF) impacts of the BP A transmission lines have not been
reviewed, since they are not under the jurisdiction of the City. Bonneville Power
Administration's comments address their responsibility to protect public safety.
19. The subject property is identified as High Density Residential (HDR) on the Port Angeles
Comprehensive Plan Land Use Map. 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, Policies B.l-BA, Goal I, Policies I. I-lA, Objective 1.1;
Transportation Element Goal A, Policies A.3 and A.6; Utilities and Public Services Element
Policy D.l; Housing Element Goal A; Conservation Element Goal A, Policies A.l- A.3, Goal
B, Policies B.I-B.6, B.8, B.16, Objectives B.3-B.4; Capital Facilities Element Goal A,
Policies A.2, A.9-A.ll, Goal B, Policies B.6-B. 7, Goal C, Policies C.3- CA.
20. The Comprehensive Plan requires concurrency for streets, water service, sanitary sewer
service, and electrical service (Capital Facilities Element Policy A.9).
21. The Comprehensive Plan recommends concurrency for solid waste collection, stormwater
management, telecommunications service, and emergency services (police, fire and
emergency medical response) (Capital Facilities Element Policy A.l 0).
.
22.
The City's Comprehensive Plan (Land Use Element Goal B) states the intention to have a
community where residential development and use of the land are done in a manner that is
compatible with the environment, the characteristics ofthe use and the users, and the desired
urban design of the City.
23. A planned residential development is one of the innovative techniques the City has to
achieve implementation of Open Space and Conservation policies and the desired urban
design of the City.
24. 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.
25. The subject property in the first phase of the Olympic View Estates PRD and Subdivision
is identified by the Port Angeles Zoning Map as RHD Residential High Density, which
allows a density of up to 43 units per acre. The revised preliminary plat drawing dated May
5,2004, indicates that each lot in the proposed subdivision will be at least 3,500 square feet
in size and that the size of most of the 38 lots is between 3,900 and 4,500 square feet.
26.
.
The subject site has views across Peninsula Golf Course and back toward the mountains but
is constrained by the BP A transmission lines. The small lot and PRD housing model desi gns
are priced to be modest in costs for new single family homes, providing starter homes for
new families and other first time home buyers. This small lot housing design is still rather
unique to the City and provides another opportunity similar to Highland Estates, a senior
housing development off Golf Course Road and Lauridsen Boulevard several blocks to the
northwest.
.
.
.
Planning Commission Mintltes
May 12, 2004
Page 18
27. All required utility improvements including potable water, sanitary waste, electrical, and
refuse collection have been provided to the subject site or are available in the area.
28. The Port Angeles School District currently serves the area, and school capacity is not an
issue with the present trend in declining enrollments.
29. There are no designated school walking routes in the vicinity, although separated walkways
are provided along Lindberg and Golf Course Roads per the low impact development
standards.The site is currently served by the City's Police, Fire, and Public Works
Departments.
30. 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 subj ect property.
31. Clearing and grading permits are required for any initial site development on sites greater
than one acre in size.
32. The City's State Environmental Policy Act (SEPA) Official issued a Determination of
Nonsignificance (DNS #1065) on May 7,2004, satisfying the City's SEPA responsibility.
Conclusions:
A. The conditions ofthe Olympic View Estates PRD and Subdivision are consistent with the
Zoning Code, required by the Subdivision Ordinance, and necessary to implement the
Comprehensive Plan.
B. As conditioned, all the necessary public improvements will be installed per the City Urban
Services Standards and Guidelines.
C. As conditioned, the configuration ofthe 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.
D. As conditioned, the utility services will be provided consistent with the Urban Services
Standards and Guidelines and the Capital Facilities Element ofthe Comprehensive Plan level
of service standards. Analysis of downstream sanitary sewer capacity has been provided that
indicates no capacity improvements are needed for the additional 38 units of Olympic View
Estates PRD.
E.
Because the City does not have any neighborhood parks or playfields in the vicinity and the
subdivision will have more than 30 new home sites, one or more of the community areas
shown in the planned residential development and subdivision preliminary plat should be
designed as a children's play area similar to the new play structure at Crown Park.
.
Plnnning Commission Minutes
May 12. 2004
Page 19
F. The small lots proposed for the Olympic View Estates PRD and Subdivision are desired for
several reasons: 1) the geographical and BP A easement constraints on the site, 2) recovering
City costs for UUD 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.
G. 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.
H. The Olympic View Estates 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.
.
1.
As conditioned, the Olympic View Estates PRD Phase I and Subdivision preliminary plat
is consistent with the Comprehensive Plan and Zoning Code.
J. As conditioned, the Olympic View Estates PRD Phase I and Subdivision preliminary plat
is in conformance with the Port Angeles Subdivision Ordinance, Chapter 16.08 P AMC, and
the Washington State Subdivision Act, Chapter 58.17 RCW.
K. As conditioned, appropriate provisions have been made for the public health, safety and
general welfare and for such open spaces, drainage ways, streets orroads, 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.
L. 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 Olympic View Estates PRD and
Subdivision will recover funds expended by the City in support ofULID 215.
M.
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.
.
.
.
.
Planning Commission Minutes
May J 2, 2004
Page 20
N. 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.
O. The site open space areas, except for the play area between Lots 16 and 17, are separated
from the residential lots by the presence of the BPA transmission lines. Electro-magnetic
force (EMF) fields are not regulated by local jurisdictions, and, therefore, the EMF
environmental impacts have not been analyzed in this review. The site design minimizes the
interaction of residential uses and power line effects and preserves the remote southern
portion ofthe site for open space purposes. BP A representatives have reviewed the proposed
PRD and, in particular, the parking lot, drainage pond, and private street located within the
BPA easement. Further review of final plans will be subject to BPA's actions as the
dominant easement holder for the protection of public safety.
P. The Olympic View Estates proposal must be conditioned to meet the 30% common usable
open space requirements ofP AMC 17.19 .050. Available open space on the site plan appears
to be slightly less than the 1.4 acres of recreational area required of the approximately 9.3
acre site. The 2.8 acres of easement for the Bonneville Power Administration (BP A)
transmission lines may not be suitable for the additional 1.4 acres of open space for
preserving natural features.
Q.
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.
R. The private street system, as allowed for a PRD, is proposed for Olympic View Estates 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. The City Engineer and Fire-
Marshall may require a cul-de-sac in lieu ofthe parking lot turnaround, although only Lots
4,5, and 38 may access from that dead-end street. It is possible that the second phase of the
planned residential development may eliminate the dead-end street.
The motion was seconded by Commissioner Norton and passed 6 -1 with Commissioner
Nutter abstaining. Commissioner Nutter stated that her reason for abstention was that she believed
Golf Course Road should be widened from the required width due to the transition from 40' to 24'
north of the site.
It being after 10 p.m., Commissioner Nutter moved to continue the meeting. The
motion was seconded by Commissioner Norton and passed unanimously.
.
Planning Commission Minutes
May 11. 2004
Page 21
PUBLIC MEETING:
REZONE PROPOSAL - REZ 04-01 - OLYMPIC MEDICAL CENTER -
Northwest corner of the intersection of Race and Caroline Streets: Rezone from RS-
7, Residential Single Family to CO, Commercial Office.
Commissioner Nutter noted that a relative works at the Olympic Medical Center but she
thought she could act fairly on the application. No one in the audience objected and so she remained
at the dais.
Assistant Planner Sue Roberds reviewed the Department's report. Following briefreview
of issues relating to the Comprehensive Plan and Land Use Map and the need for rezone or
conditional use to allow certain uses in the CO zone, Commissioner Norton moved to recommend
approval of the rezone as proposed citing the following findings and conclusions:
Findings:
.
1. The Olympic Medical Center requested rezone of an approximately 7,000 square foot
property loc~ted at the northwest corner of the Race Street/Georgiana Street intersection
identified as being Lot 18, Block 32, Norman R. Smith Subdivision to Port Angeles from
RS-7 Residential Single Family to CO Commercial Office on March 1, 2004.
2. The Comprehensive Plan designates the site as Commercial. A narrow band of Low Density
Residential property is located directly west of the subject site that is developed with a
narrow band of existing marine bluff residential uses consisting of mainly older homes.
Comprehensive Plan policies that have been identified as being most relevant to the proposal
include Land Use Plan Goal A and Policy A.2; Commercial Goals and Policies Goal D, and
Policy D.2; and Capital Facilities Element Goals A and D.
3. Properties to the east are developed as the Olympic Medical Center and a variety of medical
office uses. Properties south of the site and north of the Caroline/Georgiana alley are
developed with a mix of commercial office uses clustered around the Race Street corridor
extending mainly east but also west in this area to Francis Street. All properties along and
particularly east of Race Street are zoned Commercial Office north of Georgiana Street in
the area with properties west and southwest of the site being zoned RS-7, Residential Single
Family.
4. The subject site is flat and is vacant with two smaller, older single-family residences north
of the site along the Marine bluff, west of the north end of Race Street in this location..
5. Race Street is designated as an arterial street and serves as the main traffic corridor to the
Olympic Medical Center. Race Street dead ends at the location with the site being located
on the opposite comer of the street directly across from the entrance to the Medical Center's
. emergency room, ambulance parking area, and main administration office.
.
.
.
Planning Commission Minutes
May 12, 2004
Page 22
6,
The SEP A Responsible Official issued a Determination of Non significance for the proposal
on May 7, 2004, which satisfies the City's responsibility under the State Environmental
Policy Act (SEP A).
Conclusions:
A. The rezone is consistent with the Comprehensive Plan Land Use Map and policies,
specifically
Land Use Plan Goal A and Policy A.2; Commercial Goals and Policies Goal D, and Policy
D.2; and Capital Facilities Element Policy D.
B. The rezone would allow a low intensive commercial activity to be located on the subject site
that would provide a buffer between existing residential uses and the main Race Street
arterial corridor and access to the Olympic Medical Center.
C. Expansion of the Olympic Medical Center and its services to the community have caused the
need for expansion of the Center's facilities.
D. The rezone is in the public use and interest and is compatible with the surrounding zoning
and land uses.
The motion was seconded by Commissioner Honnold and passed unanimously.
CONTINUED DISCUSSION ON PROPOSED COMPREHENSIVE PLAN
AMENDMENTS (and Green Crow):
It was decided that this item should be continued to a special meeting to be held on May 19,
2004, 6 p.m. along with the preliminary subdivision for Green Crow discussed earlier in the agenda.
Commissioner Honnold moved to continue discussion on the two issues to a special meeting
to be held on May 19,2004,6 p.m. The motion was seconded by Commissioner Norton and
passed 6. 1 with Commissioner Nutter abstaining. (She did not state her reason for abstaining other
than she stated earlier that she would not be able to attend a meeting on May 19,2004, due to a
previous commitment.)
COMMUNICATIONS FROM THE PUBLIC
None
ST AFF REPORTS
None
REPORTS OF COMMISSION MEMBERS
None
.
.
.
Planning Commission Minutes
May J 2. 2004
Page 23
ADJOURNMENT
The meeting adjourned at 10:55 p.m.
Br~,s~
PREPARED BY: S. Roberds
i;'~
Fred Hewins, Chair
· FORTANGELES
W. ASH I N G TON, U. S. A.
PLANNING COMMISSION ATTENDANCE ROSTER
AND TESTIMONY SIGN-UP SHEET
PLEASE SIGN IN
Meeting Agenda of: ffi~ rz.} dro1-
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 Washin ton. Si nature below DOES NOT REQUIRE you to testify.
NAME:
~ cJ-rP-E-
Agenda Item No.
1
\J tevJ Gr
C: \MyFiles\Forms\Mtgrostpc. wpd
· FORTANGELES
WAS H I N G TON, U. S. A.
PLANNING COMMISSION ATTENDANCE ROSTER
AND TESTIMONY SIGN~UP SHEET
PLEASE SIGN IN
Meeting Agenda of:
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 Wash in ton. Si nature below DOES NOT REQUIRE you to testify.
Agenda Item No.
C: \MyFiles\Forrns\Mtgrostpc. wpd