HomeMy WebLinkAboutMinutes 09/12/2007
FORTANGELES
WAS H I N G TON, U. S. A.
AGENDA
PLANNING COMMISSION
321 East Fifth Street
September 12,2007
6 p.m.
I. CALL TO ORDER
Pledge of Allegiance led by Chair
II. ROLL CALL
III. APPROVAL OF MINUTES: Regular meeting of August 8, 2007
IV. PUBLIC HEARINGS:
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1.
PRELIMINARY SUBDIVISION - JOKRIJO - 2508 West 10th Street: The
preliminary subdivision of approximately 3.32 acres into 13 single family residential
sites in the RS-9 Residential Single Family zone.
2. PRELIMINARY PLANNED RESIDENTIAL DEVELOPMENT AND
SUBDIVISION - GREEN CROW PROPERTIES - Campbell A venue/RookDrive:
A planned residential development of approximately 16+ acres of property zoned
RHD Residential High Density and RS-9 Residential Smgle Family zones into 39
single family and 19 multiple family unit sites.
V. COMMUNICATIONS FROM THE PUBLIC
VI. STAFF REPORTS
VII. REPORTS OF COMMISSION MEMBERS
VIII. ADJOURNMENT
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PLANNING COMMISSIONERS Werner Beter (ChaIr), John Matthews (VIce ChaIr), Chene Kldd, Stanley Hams, Dave Johnson, Doc ReISS, MIke CaudIll
PLANNING STAFF Mark Madsen, DIrector, Sue Roberds, Plannmg Manager, Nathan West, Prmclpal Planner, Scott Johns, ASSOCIate Planner
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MINUTES
PLANNING COMMISSION
Port Angeles, Washington 98362
September 12, 2007
6:00 p.m.
ROLL CALL
Members Present:
Cherie Kidd, John Matthews, Stanley Harris, Werner Beier,
Doc Reiss, Mike Caudill
Members Excused:
Dave Johnson
Staff Present:
Scott Johns, Nathan West, Sue Roberds, Bill Bloor, Heidi
Greenwood, Steve Sperr
Public Present:
Tim W oolett, Steve Zenovic
CALL TO ORDER
Salute to the Rag was led by Chair Beier.
APPROVAL OF MINUTES
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Commissioner Matthews moved to approve the August 8, 2007, regular meeting
minutes as presented. The motion was seconded by Commissioner Caudill and passed 6 - O.
PUBLIC HEARINGS:
Chair Beier 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. He indicated that the agenda items would
be reordered for expediency.
PRELIMINARY PLANNED RESIDENTIAL DEVELOPMENT AND SUBDIVISION
- GREEN CROW PROPERTIES - Cam1;)bell A venue/Rook Drive: A planned residential
development of approximately 16+ acres of property zoned RHD Residential High Density
and RS-9 Residential Single Family zones into 39 single family and 19 multiple family unit
si tes.
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Associate Planner Scott Johns noted that late breaking issues regarding design of the
amended Planned Residential Development as proposed have caused staff to request that the issue
be continued. Chair Beier opened the public hearing.
Tim Woolett, 805 E. 8th Street, stated that he is working with staff regarding the issues of
concern and agreed that the item should be continued.
Cristina Clarke, 1156 Campbell Avenue was concerned that the on site wetland is
disappearing. She asked questions regarding planned road and park development.
Planner Johns noted that the work that is currently being done within the PRD boundaries
is being done per a previously approved PRD application, and that the current proposal is a
significant revision of that prevIOus I y approved plan. He added that a Wetland Permit was approved
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Plannmg CommISSIOn Mmutes
September 12, 2007
Page 2
for the development in 2004.
Tim W oolett responded that 500 trees will exist in the buffer area by the next planting season,
and that a wetland plan is in the works to be submitted to the City for approval.
Jim Patterson, 140 Eckard A venue hoped that crime would not be an issue as a result of the
development. He hoped that Section 8 Housing not be allowed in the development, and that
residential units would be developed similar to other homes in the neighborhood.
There being no further testimony, Chair Beier noted that the matter would be continued to
the October 10,2007, regular meeting of the Planning Commission at 6 p.m.
PRELIMINARY SUBDIVISION - JOKRI.TO - 2508 West 10th Street: The preliminary
subdivision of approximately 3.32 acres into 13 single family residential sites in the RS-9
Residential Single Family zone.
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Associate Planner Scott Johns reviewed the Department's report recommending approval of
the preliminary subdivision. In response to questions, Mr. Johns explained the improvements that
would be made under the City's Urban Services Standards and Guidelines that would include full
sidewalks, curb, gutter, and street tree planting.
City Attorney Bill Bloor spoke to Commission members stating that the City Attorney's
Office had been increased to three attorneys. He thanked the Planning Commissioners for their
dedication to the City by serving on the Planning Commission, which, he stated, is one of the City's
most important service boards. He further stated that in service to the Commission, a representative
from the City Attorney's Office would be in attendance at Planning Commission meetings. He
introduced the City's newest attorney Heidi Greenwood, and said that she would most likely be the
staff member present representing the Office.
Mr. Bloor provided a refresher on quasi judicial responsibilities and the appearance of
fairness issues. Because Commission members act as the City Council's hearing body on may
issues, a list of procedural questions was distributed to be reviewed prior to the conduct of public
hearings to ensure there will be no question with regard to matters of appearance of fairness. After
responding to the list of questions asked regarding appearance of fairness or conflict of interest
matters, in that Commission members did not note that anyone had any such issues, Chair Beier
opened the public hearing.
Steve Zenovic, Zenovic and Associates, 301 E. rJh Street, spoke in favor ofthe preliminary
subdivision. Mr. Zenovic responded in regard to improvements that had been placed, and noted that
the subdivision represents a very straight forward development. "0" Street has been platted for
many years, but has never been developed. He could not think of any unusual issues to bring
forward.
City Engineer Steve SpeIT noted that the City's Public Works and Utilities Department has
approved the development improvements.
TI1ere being no further testimony, Chair Beier closed the public hearing.
Commissioner Cherie Kidd moved to recommend approval of the preliminary
subdivision citing 9 conditions, 25 findings, and 5 conclusions as follows:
Conditions:
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1.
The existing "0" street right-of-way shall be constructed to the City's collector arterial
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Planmng CommISSIOn Minutes
September 12,2007
Page 3
service standards including a 5-foot detached sidewalk, and street trees planted no more than
50 feet on center prior to approval of the final plat A street tree list will be provided by the
Department of Community and Economic Development
2. Tenth Street improvements shall be made to Public Works and Utilities Department
standards prior to final plat approval
3. Fire hydrant spacing shall be as required by the City Fire Department Residences shall be
fitted with sprinkler systems.
4. Electric utility service shall be underground.
5. Prior to final plat approval, water service shall be extended to the lots as required by the
Public Works and Utilities Department with an 8 inch main.
6. Storm water improvement plans shall be submitted for approval per the City's Urban Services
Standards and Guidelines and made prior to final plat approval.
7. Sanitary sewer shall be extended to the new lots as required by the Public Works and
Utilities Department from 10th Street and the location shown on the preliminary plat
8.
Building setbacks for the existing structure and proposed sites shall be identified on the final
plat and address numbers provided by the Public Works and Utilities Department placed on
the lots.
9. The final plat shall indicate that the William R. Fairchild International Airport is located in
the vicinity and that ongoing airport operations exist
Findings:
1. Chapter 16.08 of the Port Angeles Municipal Code (P AMC) sets forth local requirements for
the approval of subdivisions. RCW 58.17.
2. The Revised Code of Washington RCW 58.17 contains the State's guidelines for the uniform
division of land within the State of Washington. Section 58.17.110 requires a city to inquire
into the public use and interest proposed to be served by the establishment of a subdivision.
It shall determine if appropriate provisions are made for, but not limited to, the public health,
safety, and general welfare, for open spaces, drainage ways, streets or roads, alleys, other
public ways, transit stops, potable water supplies, sanitary wastes, parks and recreation,
playgrounds, schools and school grounds, and shall consider all 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.
3.
Section 16.08.050(B)(1) PAMC provides that the Planning Commission shall examine the
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Planning CommIssIon Mmutes
September 12, 2007
Page 4
proposed plat, along with written recommendations ofthe 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.
4. Section 16.08.070(F) requires that street trees be planted in public rights-of-way along
arterial streets to protect against excessive heat and glare, reduce stormwater impacts, and
enhance the attractiveness and value of abutting property.
5. The Port Angeles Public Works and Utilities, Light, Parks, and Fire Departments reviewed
the proposed Subdivision. Their comments have been incorporated in the Department's
recommendation.
6. Preliminary approval is based upon a drawing dated received August 8,2007, identified as
the JOKRIJO Subdivision submitted by Zenovic and Associates.
7. The subject property is identified as a portion of Suburban lot 56 on the Port Angeles
Comprehensive Plan Land Use Map.
8.
The proposal has been reviewed with respect to the Comprehensive Plan. The following
Comprehensive Plan policies are found to be most relevant to the proposal: Growth
Management Element Goal A; Land Use Element Goal A, Policy A.2, Goal B, Policy B.l,
B.2, B.3, and BA, Goal C; Transportation Element Goal A, Policy A.3, A.6, and B.ll;
Utilities and Public Services Element Policy C.2; Capital Facilities Element Goal A, B,
Policy B.l, B.3, BA, B.5, B.6, B.7, C.2, C.3, CA, and C.5.
9. The Comprehensive Plan requires concurrency for streets, water service, sanitary sewer
service and electrical service (Capital Facilities Element Policy A.9).
10. The City's Comprehensive Plan (Land Use Element Policy B.3) states that development
should be designed to further the grid system pattern. Preliminary approval will be based
upon the dedication of right-of-way to ensure compliance with the policy.
11. The subject property is identified by the Port Angeles Zoning Map as RS-9 Residential
Single Family, which allows a density of up to 4.84 units per gross acre. The proposed
drawing indicates that each lot in the proposed subdivision will be at least 9,000 square feet
in size and meets the lot minimum size and density requirement for the RS-9 zone.
12. The site is currently served by 10th Street and "0" Street. Both "0" Street and 10th Street are
designated as collector arterials. Neither street is designated as a school walking route or
bicycle route.
13.
There are no environmentally sensitive areas on the site. The site slopes slightly downward
from south to north with some irregularities. The site is not considered a frequently flooded
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Planmng CommISSIOn Mmutes
September 12, 2007
Page 5
area as it is not listed on the Federal Emergency Management Act (FEMA) maps which
denote those areas that are in lOa-year flood areas.
14. Transit service is available along "N" Street at 10th Street east of the site. "N" Street is the
nearest designated school walking route to the site
15. Building permits are required for all structures on the completed sites. All local building and
Fire Codes shall be complied with during construction including residential sprinkler
systems.
16. The Port Angeles School District has been notified of the development to allow them to plan
for needed public school facilities and routes. The Port Angeles School District provides
school bus pick-up for students at Hamilton Elementary School and Stevens Middle School
at 12th and "N" Streets.
17. All utilities including potable water, sanitary waste, and refuse collection are available in the
area.
18. The City's Police, Fire, and Public Works and Utilities Departments will service the site.
19.
The City's State Environmental Policy Act (SEPA) Official issued a Determination of
Nonsignificance (DNS #1203) on August 8, 2007, for the clearing and grading and site
development relative to the proposed subdivision, therefore satisfying the City's
responsibility under the State Growth Management Act.
20. Improvements to "0" Street will be required such that the final roadway is an improved
width of 40 feet with curb and gutters, and sidewalks on both sides of the street.
21. PAMC 16.08.070.(F) requires that street trees be planted in the right-of-way of arterial
streets. "0" Street is classified as an arterial street.
22. The Port of Port Angeles operation of the Fairchild International Airport is located south of
the site. The Port staff has been notified of the proposed subdivision proposal and it is
expected that those who purchase properties in the final subdivision will be aware of the
existing on-going airport operation.
23. The Planning Commission's decision is a recommendation to the City Council. The
Commission acts as the City's hearing body for preliminarv 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.
24. Property owners within 300 feet of the proposed subdivision were mailed notice of the
proposal on August 26, 2007. The property was posted on August 22, 2007, and publication
appeared in the Peninsula Daily News on August 26,2007.
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Plannmg CommISSIOn Mmutes
September 12, 2007
Page 6
25. The City Planning Commission conducted a public hearing on September 12, 2007, and
fOlwarded a recommendation of approval to the City Council for consideration.
Conclusions:
A.
As conditioned, the proposed subdivision is consistent with the Port Angeles
Comprehensive Plan and Zoning Code.
As conditioned, the proposal is consistent with the Port Angeles Subdivision Ordinance,
Chapter 16.08 PAMC, and the Washington State Subdivision Act, Chapter 58.17 RCW.
As conditioned, appropriate provisions have been made for the public health, safety and
general welfare and for such open spaces, drainage ways, streets 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 walk to and from school.
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 consistent with the
Growth Management Act.
Public notice was provided as required by 17.96.140 PAMe.
The motion was seconded by Commissioner Harris and passed 6 - O.
B.
e.
D.
E.
COMMUNICA TIONS FROM THE PUBLIC
None
STAFF REPORTS
None
REPORTS OF COMMISSION MEMBERS
Commissioner Kidd would be attending the Port Angeles Forward meeting as an alternate
for Commissioner Johnson, who is ill.
Commissioner Matthews was concerned that Civic Field does not have hot water in the
showers. Discussion took place regarding this matter but staff was unable to address the issue.
Commissioner Matthews noted that he had spoken to some neighbors in the Pine Hill area and they
are thrilled that a 4-way stop has been placed at the intersection with 16th Street as a result of the
detour route for the 8th Street Bridges project. Neighbors would like to see the 4-way stop remain
after the need for detours has ended. It has helped a great deal with traffic in the area.
Commissioner Beier wished to discuss the state in which the development located in the 100
Block of Viewcrest has remained over the past year. The contractor moved an enormous amount
of soil in 2006, developed a few home sites, and just left the site unfinished and the homes are
unsold. The site is an embarrassment and of concern to the neighbors in that it does not appear that
appropriate construction practices were observed. Storm water flows from the site in wet weather.
There should be more control over large construction sites and developers need to be more
responsible not only as a matter of safety, but as a matter of aesthetics, during construction projects.
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Planplng CommiSSIOn Minutes
September 12, 2007
Page 7
Commissioner Harris asked that a summary of the subdivisions that have been approved over
the past couple of years be presented in the near future.
ADJOURNMENT
The meeting adjourned at 7:25 p.m.
...
PREPARED BY: S. Roberds
~ORTANGELES
WAS H I N G TON, USA
PLANNING COMMISSION ATTENDANCE ROSTER
AND TESTIMONY SIGN-UP SHEET
PLEASE SIGN IN
Meeting Agenda of: 6E fJ-r8n 7!R.f2- /;)..;;x:o 7
To help us provide on accurate record of those in attendance, please sign in. Your
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NAME: ADDRESS: Agenda Item No.
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