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HomeMy WebLinkAbout03141996 Min Ag . . . City of Port Towusend PJgnning ·CommlqiOD . ~ Waœr Street. Port Towasead. W A. 98368 360/385-3000 FAX 360138S-4290 U· ul . n CITY ÞtAU. ~ PLANNING COMMISSION AGENDA (~ended) Business Meeting March 14, 1996 I. ROLL CALL n. APPROVAL OF MINUTES: January 11, 1996 - m. COMMUNICATIONS: Current mail N. OLD BUSINESS A. Robert Thoms, Short Subdivision Application #9509-03 1. Staff Report 2. Public Testimony 3. Committee Report (Erickson/Welch) 4. Commission Discussion and Conclusions V. NEW BUSINESS VI. ANNOUNCEMENTS: Next Scheduled Meetings March 21. 1996 Special public hearin¡ on the Draft Comprehensive pfan . Public testimony on the ¡oa1s and policies of the Housin¡ &. Economic Development Elements March 27. 1996 Special meetin¡ for consideration and discussion of testimony from 3/21/96 hearin¡. if needed March 28. 1996 April 4 Special public hearin¡ on the Draft Comprehensive Plan · Public testimony on the ¡oals & policies of the Transportation Element ADril 11 Re¡ulatory Reform Workshop ADril 2S Re¡ulatory Reform Hearm¡ Scott Walker . Variance Brad Hoover, Conditional Use Permit vn. ADJOURN -,,-;>'.;.. · · · City of Port Townsend Plgnnlng 'Commlqion ~ Waœr Street. Port Towasead. W A. 98368 360/385-3000 FAX 360/385-4290 Business Meeting I. ROLL CALL PLANNING COMMISSION AGENDA March 14, 1996 n. APPROVAL O~ MINUTES: January'11,1996 m. COMMUNICATIONS: Current mail N. OLD BUSINESS A. Robert Thoms, Short Subdivision Application #9509-03 1. Staff Report 2. Public Testimony 3. Committee Report (EricksonlWelch) 4. Commission Discussion and Conclusions V. NEW BUSINESS VI. ANNOUNCEMENTS: Next Scheduled Meetings March 21. 1996 Special public hearing on the Draft Comprehensive Plan * Public testimony on the goals and policies of the Housing & Economic Development Elements March 27. 1996 Special meeting for consideration and discussion of testimony from 3/21/96 hearing, if needed March 28. 1996 vn. ADJOURN "-.. City of Port Towusend PI~nnlng 'Commlqion S40 Waœr Street. Port Towasead. W A. 98368 360/385-3000 FAX 360/385-4290 ;. , . Planning Commission Minutes Busine~ Meeting March 14, 1996 I. ROLL CALL The meeting was called to order at 7: 10 PM by Chair Pro Tem Karen Erickson. Other members in attendance were Linda Clifton, Lisa Enarson, John Boles and Mark Welch. Lois Sherwood and Cindy Thayer were excused. Staff members present were Judy Surber, Sheila Spears and City Engineer Randy Brackett. n. APPROVAL OF 'MINUTES Motion was made by Boles and seconded by Enarson to approve the minutes of the 1/ 11/96 meeting. All were in favor. . m. COMMUNICATIONS: Current Mail Additional comments received after the comment period had expired were submitted as Exhibits D, E, F and G. Written comments were also received during the Planning Commission Hearing (Exhibits H and I). IV. OLD BUSINESS . A. Robert Thoms, Short Subdivision Application #9509-03 Linda Clifton disclosed that she lives fairly close to the site of the proposal but not so close that she was included on the mailing list. She stated that during a field visit to the site she spoke with Virginia Wolf, a neighboring property owner, and explained"her contact with Wolf. Clifton said she felt she could make an objective determination and asked if anybody objected to her serving on the Commission on this matter. There were no objections. 1. Staff Report . Surber described the applicant's proposal to short subdivide approximately 1.09 acres in the North Beach area into three lots. The property is zoned R-l and is generally located north of the intersection of Jackman and 57th Streets. The north boundary of the subject property is abutting the shoreline of the Strait of Juan de Fuca. A single-family residence exists at the northerly end of the property on proposed lot 3 on a low marine bluff (less than 10 feet high). , . " . . I Planning Commission Minutes March 14, 1996 Page Two Access to Lot 3 is provided by an existing 12 foot easement for ingress/egress along the west property line of the subject parcel. Access to the two south lots, identified as Lots 1 and 2 would be provided by an extension of 58th Street by way of improving the existing undeveloped right-of-way and developing a 20 foot wide hammerhead turn-around at the end. City Engineer Randy Brackett explained the drainage proposal. There are outstanding conditions that deserve special consideration. Soils in the area are poorly drained and do not have a surface outlet other than right along the coastal bluff. The proposal shows diversion of stormwater run-off to the beach via a grassy swale and a pipe through the edge of the bluff. He said the stormwater management plan is atypical but that it is the best available method for this site. 2. Public Testimony Those speaking in favor of the proposal were Bob Thoms, proponent's representatives Rick Sepler and Teri Miliken, Attorney Mark Huth for Virginia Wolf, William Nance, and Greg Lawfler. Their testimony included: 1) the proposal mirrors adjacent property; 2) it is not the applicant's desire to resubdivide in the future; 3) it is consistent with all the requirements of the subdivision code, the comprehensive plan, the draft comprehensive plan, and growth management as Port Townsend is identified as an urban growth area; 4) the drainage plan is consistent with the adopted plans of the City and Puget Sound Basin and would be improving the stormwater situation in the area; 5) the applicant is willing to negotiate an agreement to expand the drainage system to include a neighboring lot which could be a proportionate fair share agreement; 6) the drainage plan is designed for a significant storm; 7) an existing private access easement cannot be expanded because it is shared by owners on both sides, it would have to be a separate 8 foot easement on the Thoms' property; 8) requested prohibiting access from the easement for lots 1 and 2 as it would invite the public to use the driveway as a beach access or parking area; 9) request that the driveway not be altered and that drainage be taken care of with the swale; 10) request that the City post "No Beach Access" signs; and 11) request that 58th Street not be paved as it would cause more drainage problems for other neighbors. Mark Huth submitted written testimony to be placed into the record as Exhibit "I". Those spçaking in opposition to the proposal were Marion Rideout, Clover Gowing and Jeff Porter. Their testimony included the following concerns: 1) the bluff would be destabalized by directing the drainage off it; 2) re-subdivision possibilities after five years; 3) air quality; 4) increased traffic if 58th Street is developed; 5) would like to be given the first opportunity to purchase the lots in order to keep them as open space; 6) views; 7) property values; 8) 58th Street is not centered and native vegetation which helps the drainage problems would have to be removed in order to center the street; 9) preference for using the private driveway easement as access for the three lots rather than open 58th Street; and 10) less impervious --~ ,. ~. . . , Planning Commission Minutes March 14, 1996 Page Three surface would be created by placing the hammerhead turnaround on the easement rather than on 58th Street. Sepler's response to the comments included: 1) there is little risk of bluff destabalization; 2) it is not the intent of the proponent to further divide the property, and you are prohibited from doing so for five years; 3) heating must meet state standards so a specific restriction should not be imposed on these two lots for air quality; 4) trip generation for only two homes will be small; 5) the lots could be purchased before street development occurs; 6) view is not a criteria for building or short plat approval, but the size of the lots allows for a lot of potential; 7) devaluation of property is not a concern of approving short plats and the size of the lots is compatible with the neighborhood; 8) the applicant proposed and was granted a street development variance to allow the smallest road possible to maintain the vegetation; 9) all regulatory agencies will be accommodated in the permitting process; and 10) the intent of doing the subdivision is to sell the lots - the alternative access was considered but the improvement of 58th Street would act more as a driveway than a street. 3. Committee Report (Erickson/Welch) The Committee agreed that the application meets the criteria of a short plat. Welch commented that he would like to see a maintenance agreement for the biofiltration swale so that it stays functional, and encouraged best management practices be adopted to watch out for fertilizers and pesticides. The lot size is fairly luxurious. The proposed access from 58th Street is OK because it is a public right-of-way. He requested that street improvement be kept to an absolute minimum and that a "Dead End" street sign be posted at 58th and Hill Streets. Testimony included several references to the private driveway as an access but it was never a platted street. 4. Commission Discussion and Conclusions Boles asked for clarification on the hammerhead and the fact that there can be no parking on it. It is designed to meet the emergency access needs of the City Fire Department and it cannot be any smaller. He also raised the issue of prohibition of access to Lots 1 and 2 from the easement. Enarson developed language clarifying the need for an additional 8 foot easement along the west boundary of the subject property for" the proposed stormwater biofiltration swale and to provide an unobstructed width of 20 feet for emergency vehicle access. She recommended that the applicant speak with the Fire Chief about plantings along the easement. She asked whether or not additional agency approval is needed. Staff will add language about complying with all state agencies. .~' ~ '. e # Planning Commission Minutes March 14, 1996 Page Four Enarson commented that the wood smoke issue is a city-wide problem and that the City is grappling with that issue as is the State Air Pollution Control District. She requested that the language regarding no parking on the 58th Street hammerhead be clarified. Brackett stressed the importance of getting a maintenance agreement for the bioswale and the street. Welch requested that this condition be added. Motion was made to recommend for City Council approval, with amendments to the draft, of Summary Short Plat Application #9509-03, Robert Thoms. Seconded by Enarson. All were in favor. Preliminary Plat approval is scheduled for concurrency by the City Council on April 1, 1996. V. NEW BUSINESS: None VI. ANNOUNCEMENTS e Eoarson will be unable to attend Planning Commission meetings on April 4 and April 11. vn. ADJOURN i· e Motion to adjourn the meeting was made by Enarson and seconded by Welch. All were in favor. The meeting adjourned at 9:25 PM. JL~/~ Sheila Spears Community Development Assistant ~...~,.., . . . _______M___~_._,._.___,_._·,_................; Guest List Meeting of: A It ¡f( ¡f/ / ,Ala CQ ~ /1' l35/o"v Purp.ose: --:zro,.<f5 Sf/A( M fl.Jt. Y 'S (fo-e-r fl dT Date: 3// ICJf Name (please print) Address T A~timonv' YES ~ c:!. Lf"'¡\'/'=/è. 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