HomeMy WebLinkAboutMinutes 05/26/1982
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Planning Commission
May 26, 1982
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PLANNING COMMISSION
Port Angeles, Washington
May 26, 1982
I
CALL TO ORDER
Chairman Anderson called the meeting to order at 7 PM.
II ROLL CALL
Members Present: Jerry Cornell, Richard Anderson, James
Hulett, David Brewer, Mickey Ranta,
Patrick Downie and Rich~rd Wight
Members Absent: None.
Staff Present: Paul D. Carr, Dan VanHemert, Louise
Frost, Gary Braun, Andy Rose
APPROVAL OF MINUTES
Mr. Cornell moved to approve the minutes of the May 14th
meeting as submitted. Mr. Hulett seconded this motion,
which passed unanimously.
IV
HEARINGS
SHORT PLAT ORDINANCE. Consideration of a proposed
Short Plat Ordinance for the City of Port Angeles.
Location: All property within the boundaries of
the City of Port Angeles.
Mr. Carr reviewed the changes in the proposed ordinance.
A letter from Clark & Associates was read into the
record by Chairman Anderson, who then opened the public
hearing.
Mike Larrivee, P. O. Box 454, asked questions about the
requirements for improvements, the language in the
decision criteria, and the design standards for
panhandle lots. Mr. Carr suggested that the answers to
many of the questions could be contained in a separate
brochure. Johnie Key, P. O. Box 2151, also spoke
briefly on the proposed ordinance. Chairman Anderson
closed the public hearing.
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Planning Commission
May 26, 1982
Page 2
Mr. Ranta moved to recommend approval of the proposed
short plat ordinance and recommended that the City
prepare a brochure providing additional information
about the ordinance. Mr. Brewer seconded this motion,
which passed unanimously.
PLANNED RESIDENTIAL DEVELOPMENT HEARING - KEY.
Request to consider a proposed Planned Residential
Development on approximately 25 acres. Location:
South of Campbell Avenue; east of Mount Angeles
Road~ bordering White Creek on the east. (Continued
from May 12, 1982.)
Mr. Carr reviewed the Department recommendation. Mr.
Wight excused himself on the appearance of fairness and
left the hearing room. Chairman Anderson opened the
public hearing.
John Drain, 1008 Mt. Angeles Road, questioned
development of this parcel as a PRD when the PRO
ordinance had not yet been adopted at the time of
annexation. The proposal does not follow the conditions
of the annexation agreement. He suggested that PRDs
should be located in areas already adequately served by
utilities and roadways.
Johnie Key, P. O. Box 2151, said all newly annexed areas
come into the City with RS-9 zoning. His proposal meets
the intent of the master plan requirement by proposing
streets and utilities that are adequate to serve the
remaining land in the area.
Mr. Brewer questioned the sizes of Lots 22, 23 and 24,
in light of the suggestion in the annexation agreement
that those lots be approximately 1/3 acre in size. Mr.
Carr explained that the westerly boundary along those
lots contains a 20-foot buffer area.
Mr. Drain said that Porter Street should be improved to
provide vehicular and pedestrian access for Franklin
School.
Mr. Cornell inquired if "improved" roadways included
sidewalks. Mr. Carr responded that sidewalks have never
been required in any subdivision. Curbs and gutters are
required on interior streets, but not off-site. Paul
Reed said that an improved street means graded with
perhaps a light coat of gravel.
Planning Commission
May 26, 1982
Page 3
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Mr. Ranta asked if the property owners adjoining the PRD
site were in the City. Mr. Carr reviewed the City
limits on an aerial photo.
Shirley Ward, living at Porter and Craig, said that
Porter Street should be improved because it is used by
Clallam Transit and school busses. Chairman Anderson
asked City Engineer Rose about the condition of the
roads in the proposal area. Mr. Rose said that the
streets have been sealcoated, although they are in need
of maintenance. A number of attempts have been made by
area residents to initiate a LID but most residents have
declined. Storm drainage problems exist in the general
area. The proposed PRO could solve some of the
immediate drainage and traffic problems. The
recommended street improvements are considered
reasonable based on the anticipated traffic and size of
the development, with major emphasis placed on the
streets that would serve as the primary access.
[Chairman Anderson called a 5-minute recess at 8:45
PM. The meeting reconvened at 8:50 PM.]
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There was considerably more discussion between the
Commission, the applicant, members of the audience
and Staff on roadway improvements, the conditions of the
original annexation, present traffic volumes on the
streets, and the possibility of a local improvement
district. The maximum number of units possible in the
entire 55-acres was examined to evaluate the roadway
improvements which were necessary. Mr. Key, when asked
if the conditions proposed by the Planning Department
for preliminary approval of the PRD were acceptable said
they were.
Mr. Drain stated that City taxpayers should not have to
subsidize new residential development. Chairman
Anderson closed the public hearing.
Mr. Ranta stated that the PRO is meeting the
requirements of the annexation agreement; but he does
have concern about Porter Street, which probably should
not have to be improved by the developer. When the
County property develops additional conditions can be
imposed. Mr. Cornell suggested a storm sewer off the
property to pick up the flow from the downstream
properties to eliminate the drainage ditches. Mr. Rose
said there is no system available.
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Mr. Ranta moved to recommend approval of the Planned
Residential Development and Preliminary Plat subject to
the following conditions:
Planning Commission
May 26, 1982
Page 4
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1. The internal dedicated right-of-way, including the
southern stub, shall be constructed to a
34-foot-wide paved surface, without sidewalks, in
accordance with the Subdivision Regulations,
Ordinance No. 1631. Sewer, water and storm drainage
facilities shall be installed to the requirements of
the City Public Works Department. Seven fire
hydrants shall be installed as per the requirements
of the City Fire Department. A detailed final
utility plan shall be prepared to the satisfaction
of the Public Works and Fire Departments.
2. The applicant shall provide a storm water detention
basin of sufficient size to service the development
and the remaining immediate area in the annexation
described in Ordinance No. 1972. To determine the
most appropriate design of that storm water
detention basin or some alternate method of
addressing storm water run-off so that the rate of
run-off does not exceed the existing run-off for a
25-year storm, and the run-off remains in the White
Creek drainage basin, the applicant shall provide a
detailed storm water drainage study.
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3. Porter Street, between the site and Campbell Avenue,
shall be dedicated and constructed to a 28-foot-wide
paved surface with open, improved storm drainage
ditches. Sewer and water lines shall be extended
from the existing City systems to the site.
4. Campbell Avenue, between Porter Street and Mount
Angeles Road, shall be improved to a 28-foot-wide
paved surface with open storm drainage ditches on
both sides.
5. The applicant shall provide a sanitary sewer line to
Eighth and Frances Streets or provide alternate
improvements, such as the elimination of point
source inflow in the existing sewer line, so that
the municipal sewerage system can accommodate the
flows generated by the White Creek Park PRO and
potential development in the immediate undeveloped
area. A detailed sewerage analysis shall be
provided by the developer if an alternate
improvement is proposed.
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6. Every building shall be accessible by way of access
roadway with all-weather driving surface of no less
than 20 feet of unobstructed width, per Uniform Fire
Code, Section lO.207(a).
Planning Commission
May 26, 1982
Page 5
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7. A detailed electrical service plan, including street
lights, for the PRO and connection to the existing
system, shall be prepared to the satisfaction of the
City Light Department.
8. All peripheral common areas shall remain in their
natural wooded state along the north border and
within White Creek Ravine. Trees and shrubs shall
be planted along the west boundary and wherever
reinforcement of natural flora is required to
provide visual screening.
9. An improved off-street parking area shall be
provided for the central public park under the BPA
right-of-way, in accordance with Ordinance No. 1588.
The number of off-street parking spaces shall be
determined by the Planning Commission prior to
approval of the final planned residential
development plan and plat.
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10. All mUlti-family dwellings of three or more units
and two or more floors must have a fire alarm system
as per City of Port Angeles Ordinance No. 2145.
This may be either 12 Type AE units of 1 Type BE
fire alarm system with automatic detection with zone
enumeration on the entrance of the six-plex entering
the facility.
11. Premise address identification numbers are required,
per the Uniform Fire Code, Section 10.208.
12. Prior to filing application for approval of final
PRO plan, the developer shall provide the required
detailed studies to the satisfaction of the
appropriate City Departments.
As findings of fact for this recommendation, Mr. Ranta
cited the following:
A. The White Creek Park Planned Residential Development
is located in the Suburban Residential Environment
designated by the Comprehensive Plan, in which
townhouses and planned residential developments
could occurj and the proposed density does not
significantly exceed the planned overall
neighborhood density in this environment.
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B. The development complies with Residential Policy
No. 3 which encourages the application of the PRD
concept, rather than total platting into individual
lots.
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Planning Commission
May 26, 1982
Page 6
C. The utilities and public facilities proposed comply
with Residential Policy No. 5 for the Suburban
Residential Environment.
D. The dedication of the public park and creation of
common areas further Residential Policy No.6,
encouraging consolidation of open spaces.
E. The preservation of White Creek Ravine, a unique
scenic and environmental characteristic, complies
with Residential Policies Nos. 12 and 13.
F. The proposed landscaped visual screening and buffer
areas will increase the compatibility of the
development with adjacent and nearby low-density
development.
G. The internal and external street, sewer, water,
storm drainage, and fire protection systems, as
proposed and conditioned, are generally adequate to
accommodate the development; and the proposed street
will be connected to an improved collector and
arterial street.
Mr. Downie seconded this motion, which passed 5 - 1,
with Mr. Cornell voting "no" because he feels that a
master plan for the total area is needed.
[Mr. Wight returned to the hearing room.]
V CO~1UNICATIONS FROM THE PUBLIC
None.
VI PLANNING STUDIES
1. Parking Ordinance Revisions.
2. Home Occupations Utility Charges.
Discussion of these matters was continued until June 23,
1982.
VII
STAFF REPORTS
1. Interpretation - Foster family home for adults.
Mr. VanHemert reviewed the staff memo on foster family
homes for adults. The Commission asked questions of the
Staff and members of the audience.
Planning Commission
May 26, 1982
Page 7
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Mr. Downie moved to interpret that State licensed foster
family homes for adults with no more than four unrelated
persons are appropriate in all residential zones in the
City, and are consistent with the Comprehensive Plan and
Zoning Regulations; citing as his findings of fact the
public input received and the information from other
communities presented by Staff. Mr. Brewer seconded
this motion, which passed unanimously.
Following this interpretation, Gene McWilliams addressed
the Commission about a foster family home being a
commercial use, and submitted petitions against such
uses in the RS-9 Zone.
VIII ELECTION OF OFFICERS
The Commission agreed to retain the present Chairman and
Vice Chairman as interim officers until the June 9th
meeting, when elections will be held.
IX
REPORTS OF COMMISSIONERS
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Mr. Cornell mentioned a house for sale in the newspaper
with a statement that it could be used in the future
as a "Bed and Breakfast" establishment. Mr. VanHemert
said such uses would be considered conditional uses.
X
ADJOURNMENT
The meeting adjourned at 10:55 PM.
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Tape Condition: Satisfactory
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