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HomeMy WebLinkAboutMinutes 10/26/2005 I. II. III. IV. . V. VI. VII. VIII. . ~ORTANGEL.ES WAS H I N G TON, U. S. A. COMMUNITY & ECONOMIC DEVELOPMENT AGENDA PLANNING COMMISSION 321 East Fifth Street October 26, 2005 6 p.m. CALL TO ORDER ROLL CALL APPROVAL OF MINUTES: Regular meeting of October 12, 2005 PUBLIC HEARING: PRELIMINARY SUBDIVISION - CATHLEEN ESTATES - West 10th Street: Review of a 12-unit subdivision in the RS-9 Residential Single Family zone. COMMUNICATIONS FROM THE PUBLIC STAFF REPORTS REPORTS OF COMMISSION MEMBERS ADJOURNMENT PLANNING COMMISSIONERS Len Rasmussen (ChaJr),Chene KIdd (VIce Chalr),Dave Johnson, KeVIn Snyder,Betsy Wharton, Candace Kalish, John Matthews PLANNING STAFF Mark Madsen, DIrector" Sue Roberds, Planmng Manager, Scott Johns, ASSOCIate Planner, Nathan West, Pnnclple Planner . . . MINUTES PLANNING COMMISSION Port Angeles, Washington 98362 October 26, 2005 6:00 p.m. ROLL CALL Members Present: Leonard Rasmussen, Dave Johnson, Cherie Kidd, Kevin Snyder, Candace Kalish, John Matthews, and Betsy Wharton Members Excused: None Staff Present: Sue Roberds Public Present: Tyler Ahlgren Commissioner Wharton spoke of a procedural concern with regard to the October 12 public hearing review of the Shoreline Substantial Development Conditional Use Permit for the City of Port Angeles. It had been reported to her that, during the hearing, a member of the audience was denied an opportunity to present photographs of the site under consideration to the Planning Commission along with his testimony. Following lengthy discussion as to the conduct of hearings, it was determined that a return to the more common method of viewing all materials distributed for review will be the normal practice. APPROVAL OF MINUTES Commissioner Snyder moved to accept the October 12, 2005, minutes as submitted. Commissioner Johnson seconded the motion which passed 6 - 0 with Commissioner Wharton abstaining due to absence at the meeting. PUBLIC HEARINGS: Chair Rasmussen indicated that those who testify must sign the "Sign In" log and affirm that their testimony will be truthful to the best of their knowledge. PRELIMINARY SUBDIVISION - CATHLEEN ESTATES - 10th and Milwaukee Drive: Review of a 12-unit subdivision in the RS-9 Residential Single Family zone. Planning Manager Sue Roberds reviewed staffs report recommending approval ofthe preliminary subdivision with specific conditions regarding utility and infrastructure development. Following discussion regarding the City's low impact development standards and the lack of developed parks in the area, Chair Rasmussen opened the public hearing. Plannmg CommiSSIOn Mmutes October 26, 2005 Page 2 . Tracy Gudgel, Zenovic and Associates, 519 South Peabody, represented the applicant. He stated that, although the City's standards would permit the development to low impact development standards, it is his understanding that curb, gutter, and sidewalk are proposed within the development. In response to Commissioner Wharton, Mr. Gudgel responded that state law requires post development to not exceed pre development stormwater runoff rates. The subdivision has been designed to state and local standards for stormwater handling. Following lengthy discussion regarding low impact development standards, it was decided that current standards do not provide the level of development expected in the City and the Commission would like to thoroughly review the standards in the very near future, Commissioner Kidd moved to recommend approval of the preliminary subdivision with the following conditions, findings, and conclusions: Conditions: 1. An engineered stormwater plan shall be submitted for approval to the City Public Works and Utilities Department. Stormwater shall be handled within the site in an approved manner and shall be connected to stormwater improvements in the Milwaukee Drive stormwater system. Stormwater improvements shall be installed per the City's Urban Services Standards and Guidelines prior to final plat approval. . 2. The interior street shall be identified as "Cathleen Street" and shall culminate in a cul-de- sac as shown on the preliminary drawing. The street shall be constructed as approved by the City to, at minimum, improved low impact development standards. If interior streets are built to suburban low impact development standards, and are less than 36 feet in total width, signage shall be placed on the interior street at the developer's expense indicating that on-street parking is prohibited along both sides of the streets. Signage shall be placed as directed by the City. 3. Fire hydrants shall be placed and spaced as required by the City's Fire Department to a maximum 1000' of separation distance and wording shall be placed on the final plat with a recording with the County Auditor indicating that all residences shall be fitted with residential sprinkler systems prior to occupancy. 4. Utility service to the subdivision shall be underground. Ala' utility easement shall be provided along the frontage of the lots abutting Cathleen Street. 5. Water service shall be extended to the lots as required by the Public Works and Utilities Department prior to final plat approval. 6. Sanitary sewer shall be extended to the new lots as required by the Public Works and Utilities Department from West 10th Street. . . . . Planmng CommiSSIOn Mznutes October 26. 2005 Page 3 7. Building setback areas shall be identified on the final plat and address numbers placed on the lots. Address numbers are as follow: Lot (1) 1002; (2) 1006; (3) 1010; (4) 1014; (5) 1104; (6) 1108; (7) 1109; (8) 1105; (9) 1015; (10) 1011; (11) 1007; and (12) 1003. 8. The final plat shall indicate that the William R. Fairchild International Airport is located in the vicinity and that ongoing airport operations exist. 9. Each lot within the subdivision shall be subject to The Estates at Milwaukee Developer's Reimbursement Agreement for previous utility and roadway improvements in the area. Findings: 1. Preliminary approval is for the 12-unit subdivision submitted by Zenovic and Associates on September 8, 2005, for New View/JeffPriest, identified as being Suburban Lot 55 less the westerly 5 acres thereof and located between "N" Street and Milwaukee Drive on West 10th Street. The site is approximately 3.38 acres in size and is rectangular in configuration. 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 7 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. Chapter 16.08 ofthe Port Angeles Municipal Code (PAMC) sets forth local requirements for the approval of subdivisions and Section l6.08.050(B)(1) PAMC 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. 4. 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 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 . . . Planmng CommiSSIOn Minutes October 26, 2005 Page 4 by the subdivision. A proposed subdivision shall not be approved unless the city can make written findings that these provisions are made. 5. The Port Angeles Public Works and Utilities Department, Parks and Recreation, and Fire Departments reviewed the proposed subdivision. Their comments and specific conditions have been incorporated in the Department's recommendation. Water, power, garbage pickup, telecommunications, sewer, stormwater, and emergency services are available within the area and will be provided through conditions to the preliminary plat. 6. The subject property is identified as Low Density Residential (LDR) on the Port Angeles Comprehensive Plan land use map and is located in the City's Northwest Planning Region. 7. The Comprehensive Plan requires concurrency at the time of development for streets, water service, sanitary sewer service, and electrical service (Capital Facilities Element Policy A9) and should require concurrency at the time of development for solid waste collection, stormwater management, telecommunications service, and emergency service (Capital Facilities Element Policy Al 0). The 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 A.2, Goal B, Policy B.l, B.2, B.3, and BA, Goal C; Transportation Element Goal A, Policy A3, A6, B.IO, B.ll, B.14, and B.18; 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. 8. 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 9. The site is currently served by West 10th Street from "N" Street. Access streets are improved to low impact development standards. "N" Street is a collector arterial and a designated school walking route but is not a designated bicycle route. The City's Urban Services and Guidelines Standards (Section 3G.l 00 Street Trees and Landscaping) states that street trees shall be planted on arterial streets in the City and in other specified areas. . Planmng CommISSIOn Mznutes October 26, 2005 Page 5 Right-of-way dedication along West 10th Street is not required due to previous development in the area. Each lot within the subdivision shall be subject to The Estates at Milwaukee Subdivision Development Reimbursement Agreement for previous utility improvements in the area. 10. The City's low impact development standards for suburban areas were adopted in 2003 with the restriction 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 visitor parking on-site. 11. . The proposal was reviewed with regard to the City's Subdivision Ordinance (Section 16.08 P AMC) 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 a planting strip in the right-of-way, their proposed locations and species to be used are to be submitted for review and approval by the City. 12. There are no environmentally sensitive areas on the site. The site slopes to the northwest. The site is not considered a frequently flooded area and is not listed on the Federal Emergency Management Act (FEMA) maps which denote those areas that are within 100-year flood areas. 13. 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. The proposed site is 3.38 acres in area. 14. 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. 15. . 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. . . . Planmng CommiSSIOn Minutes October 26, 2005 Page 6 16. 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 less than 1/4 mile east of the subject site along "N" Street. The nearest public playground area is located approximately three-quarters of a mile north (Crown Park) or one mile southeast (Lincoln Park). 17. 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. 18. The City's State Environmental Policy Act (SEP A) Official issued a Determination of Nonsignificance for the preliminary subdivision on October 28,2005, therefore satisfying the City's responsibility under the Act. 19. The William R. Fairchild International Airport is located south ofthe site. Port of Port Angeles staffhas 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. 20. 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. 21. Property owners within 300 feet of the proposed subdivision were mailed notice of the proposal on December 22, 2004. The property was posted on December 22, 2004, and publication appeared in the Peninsula Daily News on December 19, 2004. No written comments have been received. Conclusions: A. As conditioned, the proposed subdivision is consistent with the Port Angeles Comprehensive Plan, Zoning Code, and Subdivision Ordinance Chapter 16.08 PAMC as well as with Chapter 58.17 RCW, the Washington State Subdivision Act B. 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, . . . Planmng CommiSSIOn Mmutes October 26, 2005 Page 7 playgrounds, schools and school grounds, sidewalks and other planning features that assure safe walking conditions for students who only walk to and from school. C. As conditioned, if improved low impact development suburban street standards are used, 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. D. 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 State of Washington Growth Management Act. The motion was seconded by Commissioner Snyder and passed 6 - 1 with Commissioner Wharton voting in the negative due to the potential of the subdivision to be developed under low impact development standards. Commissioner Johnson stated that, although he does not agree with the City's low impact development standards as they are currently written, he realizes the City cannot require a different standard of development other than that which is in place at the time of development without exceptional cause. COMMUNICATIONS FROM THE PUBLIC Tyler Ahlgren, P.O. Box 2049, Port Angeles, wished to express his disappointment at the manner that he believed his testimony was received at the October 12 meeting. Mr. Ahlgren is the individual that Commissioner Wharton was referring to at the beginning of the meeting. Chair Rasmussen indicated that his intent is to encourage citizens to present written information prior to a hearing in a timely manner such that all information may be fully and thoughtfully considered rather than during a hearing where circumstances make more thoughtful review difficult. Verbal testimony is always good because it offers a free exchange of thought during the public hearing process and letters may be read into the record rather than simply submitted and placed in the files. Following lengthy discussion with Commission members during which Mr. Ahlgren continued to air his concerns, it was determined that, although written or verbal comment is preferred, the Commission will endeavor to return to the more common practice of viewing photographs or other displays that are presented during hearings as well. Commissioner Wharton added that photographs can be a very important component of a full review. Commissioner Kalish noted for the record that Mr. Ahlgren's verbal testimony during the October 12 hearing had not in any way been cut short and that he had ample opportunity to . . . Planning CommiSSIOn Mmutes October 26, 2005 Page 8 express his views. His written letter was also reviewed for the record. She stated that discussion of the issue under consideration had been very thorough and extensive. STAFF REPORTS Manager Sue Roberds noted that staffhas been working on bringing a review of the low impact development standards to the Commission for review. However, the staff person most familiar with the issue has been on a disability leave. Staff will complete the presentation for the December 28th meeting unless otherwise directed. REPORTS OF COMMISSION MEMBERS Commissioner Rasmussen provided a detailed update of meetings he attended with regard to a new municipal pool site. He also noted that he would be out of the state on family business during the month of November. It was determined that Commissioner Snyder would chair the November 9 public hearing for the farmers' market in his absence. ADJOURNMENT The meeting adjourned at 8:15 p.m. PREPARED BY: S. Roberds ~ORT.ANGELES WAS H I N G TON, USA PLANNING COMMISSION ATTENDANCE ROSTER AND TESTIMONY SIGN-UP SHEET PLEASE SIGN IN Meeting Agenda of: rf) Z ~~ ;Z OQ.s- I To help us provide on 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 Washington. Signature below DOES NOT REQUIRE you to testify. NAME: -tdl:!ci ~) rJ}/ L c:q( A /fg1/ A1f\ I AI /r /-11. J 7 J ADDRESS: 1:~t:t~ ~1f?- 11vz..\:. R1 P /J . f!) 1) l!..~ 2-x>CPf (P .l- v Agenda Item No. 'v . . c: \MyFlles\FORMS\Mtgrostpc. wpd