HomeMy WebLinkAboutMinutes 07/14/2004
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WAS H I N G TON, U. S. A.
DEPARTMENT OF COMMUNITY DEVELOPMENT
AGENDA
PLANNING COMMISSION
321 East Fifth Street
July 14, 2004
6 p.m.
I. CALL TO ORDER
II. ROLL CALL
In. APPROVAL OF MINUTES: Regular meeting of June 23, 2004
IV. PUBLIC HEARINGS:
1.
PRELIMINARY SUBDIVISION. MOUNTAIN VIEW ESTATES - Between
Milwaukee Drive and West 10th Street: Review of a proposed 33 unit residential
subdivision in the RS-9, Residential Single Family zone.
2. PRELIMINARY SUBDIVISION - LUDWICK. Del Guzzi Drive: Review of a
proposed 11 unit residential subdivision in the RS-9, Residential Single Family zone.
V. COMMUNICA TIONS FROM THE PUBLIC
VI. STAFF REPORTS
VII. REPORTS OF COMMISSION MEMBERS
VIII. ADJOURNMENT
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PLANNINGCOMMISSIONERS: Fred Hewins (Chair),un Rasmussen (Vice Chair), Chuck Schramm, Fred Norton, Linda Nutter, Bob Philpott, Dylan Honnold
PLANNING STAFF: Brad Collins, Director; Scott Johns, Associate Planner; Sue Roberds, Assistant Planner.
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MINUTES
PLANNING COMMISSION
Port Angeles, Washington 98362
July 14,2004
6:00 p.m.
ROLL CALL
Members Present
Bob Philpott, Fred Norton, Fred Hewins, Linda Nutter,
Chuck Schramm, Leonard Rasmussen, Dylan Honnold
Members Excused:
None
Staff Present:
Brad Collins, Sue Roberds, Jim Mahlum
Public Present:
Steve Zenovic, Darrel Vincent, Ian McElvie, Brian Gawley
APPROVAL OF MINUTES
Commissioner Philpott moved to approve the June 23, 2004, minutes as presented. The
motion was seconded by Commissioner Norton and passed 5 - 0 with Commissioners Hewins
and Schramm abstaining due to their absences at the meeting.
Chair Hewins indicated that those who testify must sign the "Sign In" log and affinn that
their testimony will be truthful to the best of their knowledge.
PUBLIC HEARINGS:
PRELIMINARY SUBDIVISION - MOUNTAIN VIEW ESTATES - 2500 Block West
10th Street: Reconsideration of a 12-unit preliminary subdivision on a 5 acre property in the
RS-9 Residential Single Family zone.
Assistant Planner Sue Roberds reviewed staffs report recommending approval of the
preliminary subdivision and responded to questions. With the assistance of Director Col1ins, a
Power Point review was provided of the proposed subdivision and surrounding property
development. Required road improvements were discussed. Chair Hewins opened the public
hearing.
Darrel Vil1ce1lt, 711 E. Frollt Street, Port Allgeles, WA supported the proposal but asked
for clarification of the road improvements that would be required for the development.
Director Collins responded that in light of the fact that this is the second subdivision that Mr.
Vincent has planned for the neighborhood, some amendment of required road requirements for the
earlier subdivision may be made with the approval of the City's Public Works and Utilities
Department that would result in the City's standards being met for streets in the area but in a
different manner than previously required in the earlier subdivision review. The earlier subdivision
was approved with a condition that Milwaukee Drive be improved extending east to the improved
portion of Milwaukee Drive, which happens to be at the entrance to the proposed Mountain View
Estates. Preliminary approval of Mountain View Estates will require that improvements be made
along Milwaukee Drive east a short distance from the property frontage connecting to the improved
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Planning Commission Minlltes
JIIly 14,2004
Page 2
portion of Milwaukee Drive. Improvement of West 10th Street along the property frontage to "N"
Street is also required for the current subdivision.
The Platll1ing Commission then discussed several options with regard to road improvements.
In response to Mr. Vincent's request regarding clarification of road improvements that would be
required along West lOth Street for the Mountain View Estates Subdivision, Mr. Collins noted, fif
the improvement is extended to the intersection of Milwaukee Drive along West 10th Street, road
improvements for the first subdivision may only need to be extended from the site [of the first
Vincent subdivision] to the intersection, which would then extend to '"N" Street rather than east to
the improved portion of Milwaukee Drive as was required for the first Vincent subdivision. The
City's ability to work with the applicant(s) in revising required road improvement requirements to
ensure that, if one of the subdivisions does not become a reality, logical improvements for access
streets in the area to the nearest fully improved street will still need to be completed to serve the
development.
Continued discussion indicated that, although West 10th Street is improved with a chip seal
surface, it does not meet minimum City standards. As the property owner between the subject
property and "N" Street is the City of Port Angeles, along the north side of the street, it may be
possible for the City to participate now or as a latecomer property owner in any required
improvement to the street required by the Public Works and Utilities Department.
Development of the City's property that is adjacent to the proposed subdivision was
discussed relative to the provision of a park area within the proposed Mountain View Estates
subdivision. Director Collins suggested that if the City were to surplus property in the area, it is
likely that enough property would be retained to provide for a small neighborhood park.
Director Collins responded to Commissioner Nutter that, as a rule, neighborhood parks are
around 2 acres in size and should be situated within a one-half mile radius ofthe development that
it is intended to serve. Commissioner Nutter commented that park areas are sparse in this area of
the City with the exception of Crown Park and Lincoln Park.
There being no further testimony, Chair Hewins closed the public hearing.
Following extensive discussion regarding parks planning and clarification of
street/access development issues, Commissioner Philpott moved to recommend approval ofthe
preliminary subdivision citing the following conditions, findings, and conclusions:
Conditions:
]. Local access streets shall be constructed per the City's urban service standards, which
includes a 20' asphalt surface with ditches and a minimum 4' all weather surface walkway
separated from the roadway by the ditch prior to approval of the final plat. Signage shall
be placed on all streets developed to low impact development standards indicating that
on-street parking is prohibited along both sides of the streets. 10' radii shall be identified
on Lots 7, 8, 2], 22, and 23, and open space area for turning shall be located at roadway
intersections.
2.
Street improvement to the Milwaukee Drive right-of-way along the frontage of the
subdivision shall be placed in accordance with the City's Urban Services and Design
Standards for arterial streetslbicYcle routes that includes an 8' all weather surface
walkway and bike route. Street improvements from the intersection of Milwaukee Drive
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Planning Commission Minutes
July 14, 2004
Page 3
from the western boundary of the subdivision along West Tenth Street to "N" Street
connecting to the nearest improved street shall be made per the City's Urban Services and
Standards Guidelines that includes a 4' all weather surface walkway with ditches if
developed to the City's low impact development standards. Street trees shall be planted
on the fronting lots along West loth Street per the City's Urban Services and Guidelines
Policy 3G.l 00 Street Trees and Landscaping.
3.
Fire hydrants shall be placed and spaced as required by the City's Fire Department to a
maximum 1000' of separation distance. Wording shall be placed on the final plat and
recorded with the County Auditor upon filing ofthe final subdivision indicating that all
residences shall be fitted with residential sprinkler systems prior to occupancy.
4.
Electric utility service to the subdivision shall be underground.
5.
Prior to final plat approval, an 8 inch water service shall be extended to the lots as
required by the Public Works and Utilities Department.
6.
Stormwater plans shall be submitted for approval per the City's Urban Services Standards
and Guidelines and installed prior to final plat approval.
7.
Sanitary sewer shall be extended to the new lots as required by the Public Works and
Utilities Department.
8. Building address numbers provided by the City's Building Division shall be placed on the
final plat.
9. The applicant shall place a statement on the plat and make it known to all subsequent
purchasers of the lots that said lots are in the proximity of the William R. Fairchild
International Airport and that the Port of Port Angeles does not warrant that these lots
will always be outside the lowest noise contour currently established for residential use.
] O. The applicant shall provide a play area suitable for small children living in or visiting the
proposed residences or shall contribute to the development of the City's undeveloped
park adjacent to the subject site per the approval of the City's Park and Recreation
Director.
Findings:
1.
Preliminary approval is for the 33-unit subdivision submitted by Clark Land Office on
June 8, 2004, for Darrel Vincent identified as being Suburban Lot 46 within the Townsite
of Port Angeles and located in the 2300 Block of Milwaukee Drive extending to West
10th Street. The site is approximately] 0 acres in size and is nearly square in
configuration.
Planning Commission Minutes
July 14. 2004
Page 4
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2. The subject property is identified by the Port Angeles Zoning Map as Single Family
Residential (RS-9) which allows a density of up to 6 units per acre. The proposed
drawing indicates that each lot in the proposed subdivision will be at least 9,000 square
feet in area.
3. 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. Because of land use impacts
associated with nonresidential uses, few nonresidential uses are allowed in this zone and
then only conditionally. 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.
4. The subject property is identified as Low Density Residential (LDR) on the Port Angeles
Comprehensive Plan Land Use Map.
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5.
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, stOIDlwater management, telecommunications service, and emergency service
(Capital Facilities Element Policy A 10). 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 and
Policy A.2; Goal B and Policies B.l, R2, B.3, B.4, and Goal C; Transportation Element
Goal A and Policies A.3, A.6, B.IO, B.l1, B.14, and B.18; Utilities and Public Services
Element Policy C.2; Capital Facilities Element Goals A and B and Policies Rl, R3, B.4,
B.5, B.6, B.7, and Goal C, Policies C.2, C.3 and C.4.
6. Chapter 16.08 of the Port Angeles Municipal Code (PAMe) sets forth local requirements
for the approval of subdivisions. Section 16.08.050(B)(1) P AMC provides that the
Planning Commission shall examine the proposed plat, along with written
recommendations of City Departments and shall either approve or disapprove the
submittal. A recommendation thereon shall be forwarded to the City Council within a
period of 90 days after a preliminary plat has been submitted to the City Department of
Community Development. The City Council shall either approve or disapprove the
proposed preliminary plat at a public meeting. Said preliminary approval shall become
void unless a final plat is submitted and approved by the City within the five year period.
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7.
The Revised Code of Washington RCW 58.17 contains the State's guidelines for the
uniform division of land within the State. Section 58.17.110 requires a city to inquire
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Planning Commission Minutes
July 14. 2004
Page 5
into the public use and interest proposed to be served by the establishment of a
subdivision and 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.
8.
The Port Angeles Public Works and Utilities, Department of Community Development,
Parks and Recreation, and Fire Departments reviewed the proposed subdivision. Their
comments and specific conditions have been incorporated into the Department's
recommendation. Water, power, garbage pickup, telecommunications, sewer, and
emergency services are available within acceptable standards to the site or will be
extended through conditions to the preliminary plat.
9.
The subdivision will create three new interior access streets that must be developed to
City standards per the City's Urban Services and Standards Guidelines.
10.
The site is currently served by Milwaukee Drive and West Tenth Street. Milwaukee
Drive is improved to one-half width but West Tenth Street is unimproved with a gravel
surface. Milwaukee Drive is an arterial and a designated bicycle route but is not a school
walking route. "N" Street (to the east of the area) is partially designated as a school
walking route. Improvements to Milwaukee Drive will be required such that the final
roadway is an improved width of24' with a ditch and 8' pedestrianlbicycle path
established on the south side per the City's new suburban low impact development
standards. West Tenth Street from the Milwaukee Drive/Tenth Street intersection east to
the acceptable road improvement on West Tenth Street ( toward "N" Street) shall be
developed to the City's Urban Services and Guidelines Standards which will include a 4'
pedestrian path.
11. Using data provided in the Trip Generation Manual, 5th Ed. (Institute of Traffic
Engineers, 1991), a maximum of 320 average daily vehicle trips (ADT) may be generated
at full build out of the subdivision. Based on the 1989 "City and County Design
Standards for the Construction of Urban and Rural Arterials and Collectors", the
appropriate width for a minor collector with an ADT of less than 400 is 20 feet of paved
surfacing. Right-of-way for residential streets will be dedicated within the subdivision to
provide a minimum 20' improved roadway surface with a pedestrian walking path.
Adequate right-of-way exists within the existing 1 DO-foot right-of-way for Milwaukee
Drive to complete a 24-foot asphalt surface with ditching and 8-foot walkinglbicycle
path. Approximately 2.16 acres of land will be developed as streets.
12.
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 lower impact standards need to accommodate resident parking and
Planning Commission Minutes
July 14. 2004
Page 6
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15.
visitor parking on-site. Roadside ditches developed under low impact development
standards should be kept free of debris.
13.
The proposal was reviewed with regard to the City's Subdivision Ordinance (Section
16.08 PAMC) which provides specific design standards which are expected of
subdivisions within the City limits while the City's Urban Services Standards and
Guidelines indicates that street trees should be planted along arterial streets and provides
guidance for such placement and tree species. The design standards identified in Section
16.08.060 F P AMC state that street trees are a protection against excessive heat and glare
and enhance the attractiveness and value of abutting property. The City will assist the
subdivider in location of trees and species to use under varying conditions. It is
recommended that trees be planted inside the property lines where they are less subject to
injury, decrease the chance of motor accidents and enjoy more favorable conditions for
growth. If trees are to be planted within the right-of-way, proposed locations and species
to be used must be submitted for review and approval by the City.
14.
There are no environmentally sensitive areas on the site. The site is flat and is not
considered a frequently flooded area nor is it listed on the Federal Emergency
Management Act (FEMA) maps which denote those areas that are within 100-year flood
areas.
The owner of a construction site which disturbs a total of five acres or more of land area
that has a discharge of stormwater to a surface water or storm sewer system must apply to
the State Department of Ecology for a General Permit for Stormwater Discharge
Associated with Construction Activities.
16. Building permits are required for all structures within the subdivision. All local building
and Fire Codes shall be complied with during construction including residential sprinkler
systems.
17. The Port Angeles School District has been notified of the development to allow them to
plan for needed public school facilities and routes. School busses travel along "N" Street.
Hamilton School is the closest school to the site.
18. The City's Parks Department responded that they are aware of the preliminary proposal
and do not believe the level of service for the area will be hampered as a result of the
development. The City's LOS for parks and recreational services is 1/3 acre for 1,000
population. An undeveloped wooded property donated to the City for a park use is
located on property adjacent to the subject site along "N" Street. The nearest public
playground area is located approximately one-half mile east (Crown Park) or east
(Lincoln Park).
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19.
The site will be serviced by the City's Police, Fire, and Public Works Departments. All
utilities including potable water, sanitary waste, and refuse collection are available in the
area. Transit service is available along ''N'' Street east of the site.
20. The City's State Environmental Policy Act (SEPA) Official issued a Determination of
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Planning Commission Minutes
July 14, 2004
Pagel
Nonsignificance for the preliminary subdivision on July 9,2004, therefore satisfying the
City's responsibility under the Act.
21.
The William R. Fairchild International Airport is located south of the site. Port of Port
Angeles staff has been notified of the proposed subdivision proposal and per agreement
with the Port, it is expected that those who purchase properties in the final subdivision
will be aware of the existing on-going airport operation.
22.
The Planning Commission's decision is a recommendation to the City Council. The
Commission acts as the City's hearing body for preliminary subdivision approval.
Reports are advisory only to ensure conformance of the proposed subdivision to the
general purposes of the City's Comprehensive Plan and to planning standards and
specifications adopted by the City.
23.
Property owners within 300 feet of the proposed subdivision were mailed notice of the
proposal and the property was posted on June 16, 2004. Publication appeared in the
Peninsula Daily News on June 22, 2004. No written comments have been received to
date.
Conclusions:
A.
As conditioned, the proposed short plat is consistent with the Port Angeles
Comprehensive Plan and Zoning Code.
R As conditioned, the proposal is consistent with the Port Angeles Subdivision Ordinance,
Chapter 16.08 PAMC, and Chapter 58.17 RCW of the Washington State Subdivision Act
C. As conditioned, appropriate provisions have been made for the public health, safety and
general welfare and for such open spaces, drainage ways, streets or roads, alleys, other
public ways, transit stops, potable water supplies, sanitary wastes, parks and recreation,
playgrounds, schools and school grounds, sidewalks and other planning features that
assure safe walking conditions for students who only walk to and from school.
D. As conditioned, signage educating residents and visitors as to the prohibition of on-street
parking will ensure that interior streets remain passable for public safety situations where
on-street parking could prevent ease of passage for emergency vehicles and sight distance
safety issues.
E. The site has served as a drainage area over the years due to its topography. Clearing and
grading activities will require handling of the existing drainage and future stormwater
from the site as a result of development through the subdivision process.
F.
As conditioned, the public interest is served in the platting of this subdivision as
articulated in the City's Comprehensive Plan, Subdivision, and Zoning Ordinances. The
subdivision provides for development of new homes within the City of Port Angeles
Planning Commission Minules
Jllly /4, 2004
Page 8
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consistent with the State of Washington Growth Management Act.
The motion was seconded by Commissioner Rasmussen and passed 7 ~ o.
PRELIMINARY SUBDIVISION - LUDWICK. Del Guzzi Drive: Review of a proposed
11 unit residential subdivision in the RS-9, Residential Single Family zone.
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Commissioners Norton and Hewins noted that they are members of the Peninsula Golf Club
that is an adjacent property owner to the proposed subdivision property. No one in the audience
objected to their remaining at the dais and acting on the application, and so they remained.
Assistant Planner Sue Roberds reviewed the Department report recommending approval ofthe
preliminary subdivision. With the help of Director Collins, a Power Point presentation provided a
display ofthe proposed subdivision and area development. Chair Hewins opened the public hearing.
Jail McElv;e, 2373 East Fifth Street, Port Allgeles, W A spoke in support ofthe preliminary
application and stated that it is the applicant's desire to keep as many ofthe existing trees on the site
as is feasible as the environment is one that is desired to retain,
SteJle Zellovic, 519 SOllth Peabody #22, Port Angeles, W A responded to technical questions
as the designer and engineer for the project. He explained that the existing storm water drainage
system in the area discharges to Ennis Creek. The proposal is, rather than creating a a series of
detention ponds that would require a maintenance agreement, to do something more conventional
by providing individual drainage plans for each lot. That way, the individual owners will be
responsible for the systems. While some driveways may be a bit steeper than normal (10% to 12%),
he didn't believe they would present any real development challenge.
Mr. Zenovic responded to Commissioner Nutter that the typical individual stonnwater
systems proposed would be fairly simple and would use a retention method such as buried pipe. The
buried pipe would have an inlet structure on one end with a discharge on the other and a control
structure for discharge. Such systems are pretty much fail safe and should last for many years.
Maintenance is not a big challenge and such systems tend to function better than dry wells that have
no designed outflow.
There being no further questions, Chair Hewins closed the public hearing. Commissioner
Nutter moved to recommend approval of the preliminary subdivision citing the following
conditions, findings, and conclusions in support of the action:
Conditions:
1. Drainage and utility easements shall be shown on the final plat.
2. Stormwater drainage improvements shall be installed or bonded per the City's Urban
Services Standards and Guidelines prior to final plat approval.
3.
Residential fire sprinkler systems shall be installed in each residential unit as required by the
Fire Department for all new residential building permits. Notice of this requirement shall
be placed on the final plat and recorded separately with the plat.
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4. Electrical utilities shall be installed as needed by the applicant or shall be bonded per the
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Nanning Commission Minutes
July 14, 2004
Page 9
Public Works and Utilities standards prior to final plat approval.
5.
Address numbers shall be identified and placed on the final plat as provided by the City.
G.
Access easements or boundary line adjustments in favor of Lots 5 and 6 for landlocked
adjacent properties shall be recorded and shown on the final plat.
7.
Erosion control measures shall be in place prior to grading and construction.
Findings:
1. The preliminary plat application includes a drawing dated received June 10,2004, prepared
for William and Carol Ludwick by Zenovic and Associates and used as the basis of the
preliminary plat review. The final plat will be entitled Ludwick Subdivision. The City of
Port Angeles acquired the subj ect property through a foreclosure on unpaid assessments for
Local Improvement District 211 which was sold to the Ludwicks.
2. The preliminary plat subdivides the 5 acres of land into 11 residential lots. The residential
building lots range in size from 9,290 to 21,430 square feet in area.
3.
The proposed subdivision site is located along Del Guzzi Drive between Lindberg Road and
U.S. Highway 101 east of Peninsula Golf Course and is legally described as Lot 1 Ennis
Creek Estates.
4. The site is wooded and several of the lots have significant topographical features which will
need to be addressed in the site development process.
5. Surrounding properties are developed with low density single family residential uses to the
southeast and one six-plex condominium at the southwest comer of the site, with a private
golf course to the west, and U.S. Highway 101 to the north with commercial uses.
6. The site is currently served by Del Guzzi Drive, which meets City street standards for a local
access street. All 11 lots shown on the June 11 preliminary plat drawing have access from
Del Guzzi Drive. Transit service is available along U.S. 101 north of the site at Del Guzzi
Drive.
7. Drainage from Peninsula Golf Course comes through the site and must be addressed in a
clearing/grading permit design by a licensed engineer.
8.
The proposal has been reviewed with respect to the Comprehensive Plan. The subject
property is identified as Low Density Residential (LDR) 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.I-B.3; Transportation Element Goal A, Policies A.3 and A.6;
.
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Planning Commission Minutes
JlIly ! 4, 2004
P!lge 10
Utilities and Public Services Element Policy D, 1; Housing Element Goal A; Conservation
Element Goal A, Policies A.I-A.3, Goal B, Policy B.4, and Obj ective BA; Capital Facilities
Element Goal A, Policies A.2, A.9-A.l 0, Goal B, Policies B.6-B.7, Goal C, and Policies e.3
and CA.
9.
The Comprehensive Plan requires concurrency for streets, water service, sanitary sewer
service, and electrical service (Capital Facilities Element Policy A.9).
10.
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.I0),
11.
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 ofthe City.
12.
The subject property is identified by the Port Angeles Zoning Map as Single Family
Residential (RS-9) which allows a density of up to 9 units per acre. The proposed drawing
indicates that each lot in the proposed subdivision will be at least 9,000 square feet in size.
13. Del Guzzi Dr. is designated as a local access street and is not designated as a school walking
route. The City's Subdivision Ordinance and Urban Standards and Guidelines require the
development of sidewalks on along arterials or school walking routes.
14. 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.
15. The Port Angeles School District currently serves the area, and school capacity is not an
issue with the present trend in declining enrollments.
16. The site is currently served by the City's Police, Fire, and Public Works and Utilities
Departments.
17. 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. Residential
sprinklers will be required as the site is outside of the City's four minute response area for
fire response. Best management practices will be observed in the development of the lots
including a clearing/grading plan that includes erosion control measures.
18.
Clearing and grading permits are required for any initial site development on sites of one acre
in size or greater.
19. The City's State Environmental Policy Act (SEP A) Official issued a Determination of
Plal1ning Commission Mimltes
July /4. 2004
Page 1/
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21.
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Nonsignificance on July 8,2004, satisfying the City's SEPA responsibility.
20.
Chapter 16.08 ofthe Port Angeles Municipal Code (P AMC) sets forth local requirements for
the review of subdivisions. Preliminary subdivision applications must contain information
relative to the arrangement and development of streets within and accessing a proposed
development consistent with the City's Urban Services Ordinance and must consider the
relationship to existing roads and topographic conditions, public convenience and safety
issues, and whether the proposed use of the land is adequately served by such roads.
Infonnation regarding lot size and the relationship between depth to width in lot area
development, vision triangles, building setback and building envelope areas, utility
easements and improvements to those utility services that are needed to service a proposed
development, street lighting, and public spaces.
The Revised Code ofW ashington RCW 58.17 contains the State's guidelines for the uniform
division ofland within the State of Washington. Section 58.17.110 requires a city to inquire
into the public use and interest proposed to be served by the establishment of a subdivision.
It shall determine if appropriate provisions are made for, but not limited to, the public health,
safety, and general welfare, for open spaces, drainage ways, streets or roads, alleys, other
public ways, transit stops, potable water supplies, sanitary wastes, parks and recreation,
playgrounds, schools and school grounds, and shall consider all otherrelevant 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.
22. 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 of 90 days after a preliminary plat has been submitted to the
City Planning Department. The City Council shall either approve or disapprove the proposed
preliminary plat at a public meeting.
23. The preliminary plat was reviewed by the City's Fire, Public Works and Utilities, Parks and
Recreation, and Community Development Departments. Those comments have been taken
into consideration in the recommended conditions of preliminary approval.
24. Public notice of the subdivision application was published in the Peninsula Daily News on
June 18,2004, and posted on the site and mailed to property owners within 300 feet ofthe
proposed subdivision on June 16, 2004, No written comment was received as a result ofthe
noti ficati on.
Conclusions:
.
A.
The conditions of the Lud wi ck S ubdi vision are required by the Ci ty' s Subdivi si on Ordinance
and are necessary to implement the Comprehensive Plan goals and policies for residential
development
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Pla1lning Commissioll Minutes
July 14, 2004
Page J 2
B. Stann 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 required as a condition of preliminary approval.
C. Due to wooded nature of the subject property, street trees are not needed.
D. The large lots proposed are necessary due to the topographical and other accesslbuilding
constraints of the property.
E. The RS-9 zone allows for an overall residential density much higher than is proposed. The
subject site is not located in an area with a grid street system and should be developed with
low density housing units and curvilinear streets to achieve the desired urban design of the
City.
F. As conditioned, the preliminary plat is consistent with the Comprehensive Plan and Zoning
Code.
G. As conditioned, the preliminary plat is in confonnance with the Port Angeles Subdivision
Ordinance, Chapter 16.08 P AMC, and the Washington State Subdivision Act, Chapter 58.17
RCW.
H.
As conditioned, review has been done and appropriate provisions have been made for the
public health, safety and general welfare and for drainage ways, streets orroads, alleys, other
public ways, transit stops, potable water supplies, sanitary wastes, parks and recreation and
other planning features.
I. 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 beneficial to the City's tax base.
The motion was seconded by Commissioner Schramm and passed unanimously.
COMMUNICATIONS FROM THE PUBLIC
None
ST AFF REPORTS
It was agreed that the August 11, 2004, regular meeting would be cancelled.
REPORTS OF COMMISSION MEMBERS
None
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Plfll1l1illg Commission Minutes
Jrlly I{ 2004
Page J 3
ADJOURNMENT
The meeting adjourned at 7:35 p.m.
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Fred Hewins, Chair
PREPARED BY: S. Roberds