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2006.12.16 - Alternative 3 Building Foot Prints
ALTERNATIVE 3 - BUILDING FOOT PRINTS N 89° 16'39'E 215.0' N 34, 1 o 3413`r 1 34, i ---- - -' —ion its' toa -- -- -- i o :of 1 m + I f Lot 10 I 2 i 1 i Lot 3 VVERAND 19 987001410 1 9 1 a 1 1 10 1 4P iW E I k 18' Buffer I N ! 1 j I 33 1 j I _ 34x40' (1,200 Sq. ft) building r 1 1 - - --- ---- --- — - - L -- - -- -- - --- - -- -- 1t' -- ----- ---I z footprint, single story t 1 31' 132. j i 17 I iOn streetparlgng- 41 18uffer t ¢ { 13 12 9 7 Iwettnd.Nrng me s I11i35" Lott { t 16 14 .Lat9 8 I + j 1 4- OFFx5 I 1 1 kt- i i - - OI- W1P121I35%C 15 7 (DDF#2 i 1 t_ - - - - - - -- -- - - - - -- - -- ---- - - ---- -- ------------------ --- -F--- F F # 4b# 3 D -§-/ i ! I Lot3 1 t Lot s 5 woe + 4t1. Buffer. .' DF A:5 1 1 44 I 11 _ I - 46' WETLAND I 1 0 145' I I' • 1 N L- I ------ r ! LO 747 / 1 f i Buffer Lot4 ? OFFx3 1 f ! o k Q 49 I' 65 1 1 •I ~ r j I i I f 49' Lot i 1 _ °- ------- ----- ---- -f ! 8 -- - ---- - 1 ! I 1 I NIETLAND 64 i [ 51 . Lot 5 ' , Culveht of 6 I z i ! I 154 OFFx -' 11+E4.ANi 1 Ij ! Wt"- fl.A1VD 1 62' / _ - /12 A i1 2006 I . 1 60 OFFxf / _ . 1_ -6 1 1 1 Buffer r 1 1 InP2-6 7 665 sq.IL Hexagon foot print61 4 0- 1,330 sq. ft. living space with 2 story 59' I 12 probably room for of street parking pad N 89° 16'34V E 27.83' LAND WETLAND & VETETATION HABITAT ACRES Wedandsan Lots 1 -5 = 18,809.541F(Q43ac.) %getabonF%bilat#3 =8.17ftWetlandonLot6 =1, 216.58fL' (0.03 ac) Vegetation Mbihai #4 = 5.319.28 it' (0.12 ac.) Wetlands on Lots 7 -9 = 5,799.6Bft,0.13ac1 Vegetabon Habitat #5= 479-33ft'(0.01ac.) Wetlands onLots 1 = 25.825.8 ft 0.59 ac.) Vxletatlon Habitat #8 = 3.559 -31 ftY {0.09ac.) ToW Land on Lois 1-9 = 34,786.53ft' (0.79 ac.) an Hagtat;tr7 = 122294 fe (U_03 —) Vegetation Habitat #1 = 2666.94 ft' (0.06 ac.) Vegetation Habitat #8 -1,96338 Stx (0.06 ac) Vegetation Hablfat #2 = 263.13 fF (0.01 ac.) Vegetation Habitat #9 = 36a8 if (0.008 ac-) Vegetation i bb tat#9 = 3024 4' (0.007 ac.) LEGEND PROPERTYUNES ----------------- LOT BOUNDARIES ____________________________ WEST.PND BOUNDARY SURVEY OFF SITE LINES ------------------------- DRAINAGE AREA (DITCH) - FOUND PROPERTY CORNER WETLAND STATIONS WTH METAL PINS 2096 & 2007 Habitat Daly Pots + PORTTOWNSEND HOWARD STREET EwANsm DATA PLOTS + INDIVIDUAUDENTIFIEDDOUGLAS FIR VEGETATION HABITAT IDENTIFIERS Q SCALE: 1" = 40' a 41Y 80' ALLUSTANZARE HORI NTALLENGTM DRN'VIN 00TA N aR r LEGALLANDUV€1I ORAYMBY w David Leggy DATE L?114106 RLENAME Ro6elis961001401 5 ti N 89° 16 3W E 100' DF #1- 22.7" DBH -93' high DF #2- 25.6' DBH 33' high DF #3- 18.35" DBH -70' high DF #4 17.3" OBH -70' high DF #5- 20.5' DBH -n high DF #5 -13-8" OBH -60 to 70' high vddead tapGETATHIEHABITATS 7kf. GaWttt shanon - Symphoricatpos albus- Rasa nutcana Rubus procerus42osa NuUma 93. Rubs procenrs - Symphori mrpos albus- Rosa nuftna 4. Aln1s nrbra - Safec scouleriana W Rosa Nuilmna - arex Obrwpta understory 5. Gaullheria shalton - Sad'uc scouleriana & Rosa Nutlmn Pseudotsuge a+ervaessi WGaultheria shallon understory 7.Ruiws procear -Rosanuthana &Agrastissp. complex Aft Rosa nWcana-Symphoricarpos albus & Agrostis sp. Complex 9. Rulws ursinusRosa nulkana M. Rosa nrhkana - SynVdioricarpos albus Distances and hearings of wefland boundary and vegetative criteria were done with a hand compass and hip change. Property lines and streets adopted from Record of Survey of Block 14, Phillips Addition to the CityofPort7ownsendinSec- 9, T30 N, R 1 W, Vol. 2 Plat P. 2, Jefferson County, Washington, Parcel 987001401 contains Lots 1 through 9. Lot 10 is Parcel 987001410 W ETM 1XICALAREAORANNG PROPERTYOINNER OR CLIENT ,n r LOCATION DOWN TAX EOENTIFICATON 600 Locatediil dwd NUMBER Wiliam 8018. ° AMOCO jn# Nod, Range 11 s1 987001401 and Mary Roberts 00wycc1= q-aCW zN I I I i I 1 I j f I t I - I 1 I LOCATIONDESCRIPT10N 1 t I 41 NUMBER I 1. I 4 987001401 Williafn and Mary Roberts a I • I m ir41pr ccan1eo `i r- 2 I 1 i I I' I 1 Y t 1 I F a 145 1 i I t I n l 1 i o 1 I Z 1 1 I I j t I I I I I 53 55 I - I 154 OFF WETLAND I t I s ALTERNATIVE 4 - BUILDING FOOT PRINTS N 89° 16' 38" E 215.0' 100'-- --- -- - - -F--T -_ I I 1 i I 1 19 Lot 1 VVETEAND - 1 I 1 I 33 !e' f i 17 - -- - - -- Buffer I ¢ I 13 I I 143 Lot2 I I 18 OFFx5 f i D Fx4 Vf7P12Cn5}C 15 i___ _____ ___ ___________ __ ________ __ i -_ ----------- 43 1013 Loi A 44 I I 46" 1Ntr LAND k 0 _ 34' I 34- r 1 a !a t Lot 10 I r m 1 987001410 I ' 10 I t Z Buffer N I m It- i o I 120X20' (400 ft) garage foot print 2 3 7 ! lI Lot 9 I DDF 19DF#2 t eDF#3 D F 665sq. It. Hexagon foot 6 ]ywr1 -6, Z0o6 print 1,330 sq. ft. living Buffer / / DF #5 space with 2 story 1 //. l L------ ------------ ------- 1'-- ------ ! 47 I 1I.o7 h 1ButlerLot ?OFFx3 1 // 1 i f 48 . 50 43• ' / /Lot7 I ) Vl£TI_AND /64 51 Lot5 2 . OFF2 OFFx1 / .tt. 61 '_ OFF3 4 A ds N 89° 16' 38" £ 77.83' W7 =TLAND Z w I E I i 1 2 1 tS2016 i Buffer' l iNlP1 -QS -2 ,t 6. \ .-1, 347 t 34• iF '- ^ 7 665 sq. ft Hexagon foot print r 1,370 sq. R Iiaing spacewith 2 story 12 probably room for ofstreetparldng 5 t . pad N 89° 16'38'E 100' Wetlands on Lots 1-6 = 18,B09.541t= (0.43 ac.) Vegefatiori Habitat #3 = 8.17 fF Mand oo L.d 6 = 1,216.58 fY (0.03 ac.) Vegetation Habitat #4 = 5,319.28 ft (0.12 ac.) Wetlands on fols 7-9 = 5, 799.68 f£ (0.13 -) Vbgeaion HabrW #5 = 478.33 tt' (0.01 ac.) VVetlands on Lars 1-9 = 25,82581L2 {059 au) Ve3etation Habiaat #6 = 3,569.31 8 {0.03 ac.) Total I ndon LOTS 1-9 = 34, 786.53 fF (0.79 ac.) Vegetation Habitat #7 = 122294 fe (0.03 aa) Vegetation Habitat #1 = 2,686.94fE (0.06ac) won Habitat #5 = 1,963.38 f12 (0.06 ac.) Vegetation Hab tai#2= 26:3.13 R' (0.01 ac) Ve -WAon Habitat #9 = 365.8 e (0.008 ac.) Vegetation Habitat 910 = 3024 IF (0,007 ac.) LEGEND PROPF..R[YUNES --------------- -- LOT BOUNDARIES ----------------------------- WETLAND BOUNDARY SURVEY OFF SIT£ LINES -------------------------- DRAINAGEAREA(DITCH) -.. - FOUND PROPERTY CORNER WETLAND STATIONS WfTH METAL PENS tfc 2Do6 & 2007 Habitat Data Plots PORT TOWN SEND HOWARD STREET EXPANSION DATA PLOTS + INDIVIDUALIDENTIFIED DOUGLAS FIR VEGETATION HABITATIDFJMF1ERS Q SCALE: 1" = 40' a Q. 80' ALL DISTANCES ARE HNOWAL LENGTHS NORT TAPVING IS NOT A LEGAL LANDSi}RUEY 0110BY W. Dad Lgff DATE 04% RENAME Robeft 9670016 PSEDDOTSUGA MENZIES11 IDOUGLAS FIR) ASSOCIATED VWTH HABITAT#! DF#1- 22.7- DBH-93'hlgh DF#2- 25.8'DBH -97Ngh OF # 318.35' DBH -70' high DF #4 -17.3" DBH -70' Ngh DF95- 20.tF'D8H,Wht9h DF#9-13.8'DBH -60 to70'highwldeAtopVEGETATIVEHABITATS L#1. Gaultheia shallon - Sympfroncarpos albus - Rasa Itulkno 2 Rubus, Mown -Rosa Nuflsana 0#3. Rubes Rom= - SymAhoncarpos albus - Rosa F . ana 4. Alnus tubra -SaW seouleriam vdRosa Nurmna -Carex Obaupta urldetstosy A#5. G7aullheria shallon - Safoc scouledarm & Rosa Nutkana A#6. Pseudofsuga rnenaessi vu' GauNhein shallon understory z#7. Rubus. pmcerus -Rasa nuticarla &Agrostissp. complex 8#8. Rosa nutkanaSymphoricarposalbus &Agrostissp. Curnplex 0#9. Rubus ursinus -Rosa nutlrana AM Rosa nuticama - Symptwricarpos albus Distances and bearings ofvueHand boundary and Vegetative criteria were done with a hand compass and hip change. Property lines and streets adopted from Record of Survey of bock 14, PhillipsAddition to the City of Port 1'avurlsend in Sec. 9, T30 N. R 1 W Val. 2 Ptat P. 2, Jefferson County, Washington. Parcel 9f37001401 contains Lots 1 through 9. Lot 10 is Parcel 987001410 M, MCALAREAORAWING PROPEMOMER o 0LOCATIONDESCRIPT10NTAXIOi4fIF11im ORCIIENT Lc edhoPrn ml NUMBER Sidw9,TOi #30 987001401 Williafn and Mary Roberts D x O pb7DwN -- Q i ir41pr ccan1eo `i r- 2l7 N z 0 2 Q co 1Qoos ;UMM> C -1k 0 3 0 o c 0_ o i Cl) gA r-n Mill r a M. co z c ZYt r'rr D 0 z O C:) ,< a ns s CL 0 W o C3 l 0 0 I m M ED N = CL v I L — N T 3 7'a_. 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O I OD I N I E \ N :0 to \ y \ W N 0° 20'26'V 70' gN w W A Eddy Street ROW ----- CJ A 1 r- r U' O o I o U3 1 r t Q f i o ! I I W ( I 1 v 0 V -n I I ! GIi N 00 20'26" W 105.02 67 v® U m s J W o Eddy Street ROW w;V wO N cn T o ;+ .p N -P X OO C 7:F o0o m M z m C v znW ! mn 0 0 MU X L4 Z co d7 w00 m N DoW m CA0 Howard Street ROW w N A D(` A o -n N 0° 20' 26" W 250.0' IDID to O 1 v' I/ f X A \ O, w a N tk I\ l Ca '\ 1 , Z N co cn I Yi s N I a o T0 3 c' K O O Qa m o O f o } c i I I r Z 0 Q, c n i Z f I ODrIZ k i D 1 w ALLEY , °R N m Z Ch Ir W I. O I OD I N I E \ N :0 to \ y \ W N 0° 20'26'V 70' gN w W A Eddy Street ROW ----- CJ A 1 r- r U' O o I o U3 1 r t Q f i o ! I I W ( I 1 v 0 V -n I I ! GIi N 00 20'26" W 105.02 67 v® U m s J W o Eddy Street ROW w;V wO N cn T o ;+ .p N -P X OO C 7:F o0o m M z m C v znW ! mn 0 0 MU X L4 m M z m C v znW ! mn 0 0 MU X L4 Draft Options re Roberts 1 Horton "Reasonable Use" Lots 1 -10 Phillips Addition (Discovery and Eddy Streets) 1. Background: In 1974, Roberts buys Lots 1 -10 for (we are told) $2,500. In October, 1992, City adopted its GMA Critical Areas Ordinance (CAO), including a provision that provided a maximum density of 1 dwelling unit per 10,000 SF, for pre - CAO lots affected by wetlands. Further, the CAO provided: "Such parcels in single ownership which contain more than one platted lot shall be considered a single parcel for purposes of this chapter." The effect of these provisions is that if there are several adjacent pre - platted 5,000 SF lots, that Are held in common ownership, and Impacted by wetlands, They are "considered a single parcel for purposes of this chapter." In 1992 (before the CAO), Roberts sells lots 1 -10 to Howard for $14,000 on a promissory note and deed of trust (DOT). The note is for $10,600. In 1993 (after the CAO), Roberts forecloses on the DOT based on Howard's failure to make payments. Result of foreclosure is that instead of Roberts regaining all 10 lots (as they could have), Roberts only forecloses on lots 1 -9. Result is Roberts owns lots 1-9, and Howard owns lot 10. Apparently, this was an agreed resolution between Roberts and Howard of the Roberts foreclosure, and recognized that Howard should keep one lot because he made a down payment (on the 10 lot purchase)of $3,600. (Thus Roberts profit is $1 100 or 44% on initial investment of $2,500). Howard gets a new tax parcel number from assessor for lot 10. Previously, lots 1 -10 were under one tax parcel number. (Note: this "caused" the problem. Had County checked with City, City would have said Lot 10 is an illegal lot under CAO. County now checks with City DSD before assigning new tax parcel number if it appears lot may not meet zoning code.) In 1997, County forecloses on lot 10 for unpaid taxes. At foreclosure sale, Horton pays 751, and obtains tax deed from County. Horton is current owner of lot 10. Current AV for lot 10 is $2,500. Lot 10 is undeveloped, and is entirely wetland or buffer. Lots 1 -9 are still owned by Roberts and are currently being marketed for sale (realtor M. Sandoval) for about $69,000. Current AV is $21,750. Lots 1 -9 are undeveloped, and are entirely wetland or buffer. 2. Problem: The 1993 transaction between Roberts and Howard (where Roberts took back lots 1 -9, and left Howard with lot 10) violated the CAO requirement that multiple 5,000 SF lots in common ownership, impacted by wetlands, "shall be considered a single parcel." In effect, the 1993 Roberts/Howard transaction affected a subdivisionlsegregation. Result is that iflots 1 -10 were still in single ownership now (as required by 1992 CAO), the owner would get one building site (based on the "reasonable use" provisions of the CA% If Horton's lot 10 is one parcel, and Roberts lots 1 -9 is another parcel, then there are two sites (where there would have been only one). Assessor's assignment of separate tax parcel to lot 10 does not create a legal lot. What is a legal lot is determined by City regs (the CAO), and not assessor action. 3. Options: 1. Write letter to Horton and Roberts that states that 1993 Roberts /Horton transaction did not comply with City regulations (as a violation of 1992 CAO), and that assessor's assignment of tax parcel number for lot 10 does not create a legal lot, and that City recognizes lots 1 -10 as single parcel (and does not recognize the segregation of lot 10 from lots 1 -9). 2, City files declaratory judgment action that asks court to declare the 1993 Roberts /Horton transaction void (as a violation of 1992 CAO). Is this true in light of 19.05.060 D f f. Any parcel less than 10,000 square feet in lot area which issubiect to a pending of the ordinance codified in this chapter, which is actually consummated, shall be excepted from the maximum density requirements of this section. ? ?? If court agrees, then apparently Horton (who purchased at a tax sale) is out'— but, he only paid $751 for the lot, plus some about $15 /year in taxes. Or court rules there are 2 lots (Horton. and Roberts). Advantage to City filing action - instead of Roberts or Horton - is possible avoidance of "section 1983" and "takings" claims. If Roberts or Horton files, and prevails, City more Iikely faces payment of attorney fees to other side.) 3. Roberts or Horton files declaratory judgment action. 4. City recognizes Horton has 1 parcel and building site, and Roberts has l parcel and building site. (Maybe "require" as part of this "settlement" that Roberts transfer another wetland lot to Horton, so Horton meets the 10,000 SF minimum lot size.) Would make it more consistent with code but in reality - it would appear to be a draw back in that it would allow for increased impervious surface with future construction on Lot 10 19.05.060 D(4). 5. Negotiate with Roberts -ate Merton. Roberts asserts a value of $69,000 (current listirig price). "City" agrees to split the difference and pays Roberts $35,000. City seeks funds from Land Trust and /or private donation — similar to Land Trust purchase of property next to A -1 Rental.) Result — Horton still has one buildable lot. ^($35 000 seems high to me given they created the problem; they have made a rofit from the sale of Lot 10 — all the have invested over the years is taxes — what if the were to be offered the amount of taxes paid since 1993 plus 20 %? Is that iust too low ?) U,AAkS v zed j 0q k- One rationale Horton is "innocent" — he purchased what appeared to be a lot the lot the County was foreclosing on at a tax sale. (For the benefit of the wetland it makes sense to have Lot 10 otherwise Eddy will need to be developed to serve it -1 suggest we negotiate with Horton as well — consider offer of his investment plus 20% ? -). And, Roberts action in segregating Lot 10 created the problem, CAO states reasonable use may. be denied if the applicant caused the problem. CAO: d. The inability of the applicant to derive reasonable use of the property is not the result of actions by the applicant after the effective date of the ordinance codified in this chapter or its predecessor; 6. Roberts asserts and wins on claim that "reasonable use" of Lots 1 -9 is 2 lots Result — Horton has 1 building site and Roberts has 2 building sites. SECTION FROM PTMC CAO ON DENSITY D. The performance standards below apply to any development and to all short plats, subdivisions and lot line revisions proposed for sites wholly or partially within confirmed critical areas or their buffers in Port Townsend. These standards are general development practices to minimize problems related to water quality, stormwater and erosion control, and the placement and construction of development in the city's critical areas. In addition to the following general performance standards, if a site contains a critical area or its buffer, such as a steep slope or a wetland, the applicable set(s) of regulations outlined in the following sections of this chapter shall also apply. 1. Maximum Density. a. For the purpose of this chapter, maximum density in confirmed critical areas shall be one dwelling unit per each 10,000 square feet of site area, with the exception of those lots sites containing only a uifer recharge areas fre uentl flooded areas or seismic hazard areas. The maximum density for sites containing only aquifer recharge areas, frequently flooded areas or seismic hazard_ _areas shall be as specified in the zoning ordinance. b. "Site area" means the total horizontal area within the boundary lines of a site, as that term is defined in PTMC 19.05.020. Where utility or private access easements are located upon a site, site area computation shall include that area contained within the easement. Where public street rights -of -way are located within or bordering a site, site area computation shall not include that area contained within such rights -of -way. c. The design, shape, size and orientation of lots shall be appropriate to the use for which the lots are intended and the character of the area in which they are located. Densities less than one dwelling unit per 10,000 square feet may be required for reason of steep slopes, slide hazards, poor drainage, flood hazards, wetland buffers, or to reduce habitat impacts, or other unique conditions or features which warrant protection of the public interest. d. Parcels in single ownership with an area less than 10,000 square feet which are in existence on the date the ordinance originally codified in this chapter Ordinance 2319 October 19 1992 became effective shall be considered le al nonconforming lots. Development on these parcels shall conform to the procedures and development standards of this chapter. Development of these parcels may be conditioned to avoid impacts to critical areas. Such parcels in single ownership which contain more than one platted lot shall be considered_ a single parcel for purposes of this chapter. A parcel is defined as any tax parcel in existence at date of adoption of the ordinance codified in this chapter. e. Vacant platted lots which are held in the same ownership as a platted lot or lots containing an existing dwelling or commercial structure are excepted from the maximum density requirements of this section as long as no parcel is created which does not meet the lot area or dimensional requirements of the zoning ordinance. f_ Any parcel less than 10,000 square feet in lot area which is subject to a pending purchase and sale agreement at the time of adoption of the ordinance codified in this chapter, which is actually consummated, shall be excepted from the maximum density requirements of this section. SECTION FROM PTMC CAO ON REASONABLE USE D. Modification of Critical Areas Development Standards — Reasonable Use Exceptions. 1. An applicant for a city permit to develop or use real property which is located in a critical area may apply to the director for modification of critical area development standards (i.e., a reasonable use exception). Applications for modification of critical area development standards shall be processed as Type 11 permits as set forth in Chapter 20.01 PTMC. 2. An applicant requesting modification shall provide the director with the following information: a. Technical studies and other data that describe the possible injurious effects of the proposed development on occupiers of the land, on other properties, on public resources, and on the environment. Possible injurious effects must be described even when the injurious effect will become significant only in combination with similar effects from other developments, and b. An explanation with supporting evidence of how and why compliance with the unmodified critical areas development standards would not permit reasonable use of the property. 3. The director may approve a reasonable use exception and modify a critical areas development standard only when all of the following findings can be made: a. The application of this chapter would deny all reasonable use of the property; b. No other reasonable use of the property has less impact on the critical area; c. The proposed impact to the critical area is the minimum necessary to allow for reasonable use of the property; d. The inability of the applicant to derive reasonable use of the property is not the result of actions by, the applicant after the effective date of the ordinance codified in this chapter or its predecessor; e. The proposal does not pose an unreasonable threat to the public health, safety, or welfare on or off the development proposal site; f. To the extent feasible while still allowing for reasonable use of the property, the proposal has been mitigated to avoid, reduce, or compensate for loss of critical area functions and values consistent with the best available science; and g. The proposal is consistent with other applicable regulations and standards. 4. A critical areas development standard may be reduced, waived or otherwise modified only to the extent necessary to make the standard reasonable in light of all the facts and circumstances of a particular case. In modifying a development standard the director may impose reasonable conditions that prevent or mitigate the same harm that the modified regulation was intended to prevent or mitigate. 5. A director's decision to modify a development standard may be appealed pursuant to the provisions of subsection F of this section and Chapter 20.01 PTMC. The director's decision as to whether development pursuant to a modified development standard will cause significant injury shall be affirmed unless found to be clearly erroneous. The director's decision as to whether strict application of a development standard is reasonable shall be accorded substantial weight, and the burden of proof of justifying the critical areas exception shall be on the applicant. iWj 01 # ## estSound Engineering, Inc CPUs ocxoHER n. M7,V 217 S.W. 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