CITY OF WHITE SALMON PLANNING COMMISSION MINUTES April 23, 2003 Roll Call Meeting called to order at 5:30 PM. Present were Vice- Chairman Jeff Johnson, Commissioners Eichner, Marx and Travis. Chairman Cox was excused. Staff Personnel Wil Keyser, Director of PW/Planning, Associate Planner Dixie Walker and audience members Scott Nielson, Jim Bradshaw, Judy Farrell and Glenn Bargabus. MINUTES of March 26, 2003. Motion by Comm. Travis to approve as previously mailed; seconded by Comm. Eichner motion carried. PUBLIC HEARING White Salmon Subdivision 2003-0003. Applicant Scott Nielson. Location: SE Corner of Jewett Blvd. at Garfield and Overlander s Drive. Vice-Chair Jeff Johnson recited the Public Hearing Process and the appearance of fairness doctrine which is intended to protect against bias, prejudice, improper influence or favoritism. STAFF REPORT by Wil Keyser, Director Public Works & Planning INFORMATIONAL BACKGROUND This Subdivision Application requests the creation of five (5) distinct and separate lots as shown from the current ownership parcel identified as Lot 4, 5 and 6 of Block D, Lauterbach Addition with title vested in Jim and Lorraine Bradshaw. The property was rezoned from General Commercial to Multi-Family Residential (R-3) for that south portion (12,014 sq. ft.) of Lots 4, 5, and 6 by the City Council on April 2, 2003. The north 5,940 sq. ft. is zoned General Commercial. The applicant intends to construct Townhouse Units with common wall construction upon the four (4) R-3 lots and to use the remaining C-2 portion (Lot 5 of this proposed Subdivision) for commercial retail shops at Jewett Blvd. street level, with apartments above and off-street parking below at ground level. COMPLETE AND LEGAL DESCRIPTION: Lots No. 4, 5, and 6 of Block D of Lauterbach s Addition to White Salmon. Tax Parcel No. 03-10-2481-0405/00 in the SE ¼ of SE ¼, Section 24, Township 3 North, Range 10 E., W.M., White Salmon, WA. A Notarized document stating ownership by Jim and Lorraine Bradshaw was submitted. PC Minutes 04-23-03 Page 1 of 7
CURRENT LOT SIZE: Lot 4, 5, and 6 are 40x150 feet or 6,000 S.F each for a total size of 18,000 S.F. or 0.41 acres. PROPOSED LOT SIZES: Lot No. 1 = 4,008 S.F. Lot No. 2 = 2,004 S.F. Lot No. 3 = 2,004 S.F. Lot No. 4 = 4,000 S.F. Lot No. 5 5,933 S.F. CURRENT ZONING STATUS Proposed Lots 1 through 4 is R-3 Multi-Family Residential Proposed Lot 5 is General Commercial. FINDINGS OF FACT: 1. It is determined that proposed WS-SUB-2003-0003 does not require an environmental review as per RCW 43.31.C-State Environmental Policy Act. 2. Proposed Lots 1 through 4 are of sufficient size to meet the requirements of minimum lot area for R-3 Multi-Family Residential construction and to provide for Front and Rear Yard Set-backs as per the 17.32.040 Density Provisions of the Municipal Code for the R-3 District. 3. Topography of the subject property is generally 8% slope north to south and 3% east to west. Ground cover consists of grass, weeds and blackberry bushes. There is no existing evidence of soil erosion, mass geo-slides or sloughing. 4. Street access to the lots of the Subdivision will be provided via South Garfield Avenue/Overlander Drive. The applicant will be responsible for any and all street improvements determined necessary to this access. All streets shall be constructed or improved to city design standards as approved by the Director of Public Works. 5. Proposed on-site access and off-street parking for the proposed uses of the Lots of this subdivision appear to meet the requirements of PC Minutes 04-23-03 Page 2 of 7
Chapter 17.72 Off Street Parking and Loading, and Chapter 17.32 R-3 Multi-Family Residential District. 6. An on-site Stormwater Analysis is required for build-out conditions of the lots of this subdivision and shall be performed by a qualified, Washington Licensed professional engineer and approved by the Director of Public Works. The Stormwater Analysis shall consider at a minimum a 25 year stormwater event with a15 minute duration. On-site collection, retention and release facilities for all stormwater generated from said property shall be provided for. 7. Within one year of the Preliminary Application approval, the applicant is required to submit a Final Subdivision and Plat Map prepared by a Washington Registered Land Surveyor to the Planning Department, as per Municipal Code 16.64.100. This task shall be completed as a condition of the Final Plat approval, and shall be submitted on a Mylar by the surveyor. 8. In the R-3 and General Commercial District, all new structures shall be serviced by underground utilities. Water and Wastewater Utility Service connections to the proposed Lots are available from the City upon approval of Application for same. 9. The lots of the proposed subdivision meet the minimum lot size requirements of Municipal Code 17.32.040 and 17.48.060 Density Provisions. 10. Staff is not aware of any existing hazardous conditions, natural or man caused, on the properties that are subject to this Subdivision Application. 11. The Scott Nielson WS-SUB-2003-0003 is in general conformance with Title 16-Subdivisions, of the White Salmon Municipal Code, general purposes, standards and requirements of the City s Comprehensive Plan, and with Title 17-Zoning, of the Municipal Code, and does not contravene the intent of State and local subdivision regulations as presented. 12. Proof of property ownership and a Subdivision Guarantee has been submitted by the Applicant(s). STAFF RECOMMENDATION: The Scott Nielson WS-SUB-2003-0003, as submitted appears to be in general agreement with the requirements of Title 16 Subdivisions of the Municipal Code, and of Chapter 17.32- R-3 Multi-Family Residential District and 17.48 General Commercial. Staff recommends Planning Commission approval of the Scott Nielson WS-SUB-2003-0003 Preliminary Subdivision Application. PC Minutes 04-23-03 Page 3 of 7
Should the Planning Commission elect to approve this Preliminary Subdivision Application, staff would recommend your consideration and approval of the following conditions: 1. All new structures within the Subdivision shall be serviced ONLY by underground utility placement. 2. No building permit(s) shall be issued to the new lots of the Subdivision until water and wastewater utility services are approved by the City Public Works Director, and shall be so noted on the Final Plat. 3. The Applicant/Owner shall be responsible for the engineering design and construction extension of the water and wastewater utilities necessary to serve the subject properties. All such infrastructure shall meet the standard requirements of the City and the Washington Department of Health. 4. All access and utility easements necessary to the placement and construction of roads and utility systems to serve the Subdivision shall be designated, surveyed, legally defined and recorded with the Klickitat County Auditor prior to commencing construction of same, and shall be shown on the Final Plat. 5. For dwelling units in the R-3 district, there shall be two (2) offstreet parking spaces or a private garage or building on the same lot as the dwelling unit complex, or be attached thereto or made a part thereof, for each housekeeping unit in the dwelling, the size and type of such parking space to be the same as prescribed in the R1 & R2 districts. Each parking space shall be not less than ten feet wide and twenty feet long. The size of the garage shall not exceed the size of the dwelling. 6. In the C-2 district, minimum off-street parking shall be provided as specified in Chapter 17.72. 7. Within one year of the preliminary application approval, the applicant is required to submit a Final Subdivision and Plat Map prepared by a Washington Registered Land Surveyor to the Planning Department as per Municipal Code 16.64.100. This task is a condition to approval of the Final Plat, and shall be submitted on a Mylar prepared by the surveyor. 8. The development and placement of structures upon any of the divisions of this Subdivision shall meet the requirements of Municipal Code 17.32.040 and 17.48.060 - Density Provisions. 9. For all structures and appurtenances thereto to be placed and constructed upon any of the subject parcels of this Subdivision, the requirements of both State and Local Codes shall be met: Uniform PC Minutes 04-23-03 Page 4 of 7
Building Code, Plumbing Code, Mechanical Code and Electrical Code. 10. All exposed soils shall be appropriately stabilized to prevent erosion and in a timely manner. The Applicant shall be responsible to submit a landscape plan for the project(s) site for review and approval by the Director of Public Works as a portion of the Site Plan submittals for the Building Permit Application. 11. At such time as the lots within this Subdivision are developed addresses will be assigned in accordance with the City of White Salmon Addressing system. Each residential dwelling shall have properly placed and appropriately sized street address numbers attached to the street frontage side of the dwelling structure. 12. The Applicant/Owner shall be responsible to perform a stormwater analysis for the Subdivision that will consider the collection, retention and appropriate release of all stormwater generated from the lots of the Subdivision at build-out conditions. The Stormwater Analysis shall be performed by a qualified, Washington licensed, professional engineer, and shall consider the natural hydrology generated by a 25 Year Storm Event of 15 Minutes Duration. The Applicant/Owner s engineer shall submit his Report of Findings to the Director of Public Works for review and approval prior to implementation. The Applicant/Owner shall be responsible to provide for a schedule of construction implementation for approved stormwater collection, retention and release facilities within 60 days of the date of the Planning Commission s action to approve the Subdivision. 13. Overlander Drive shall be appropriately signed for identification and shall have No Parking on Street signs placed as determined by the Director of Public Works or his designee. 14. Street access to the lots of the Subdivision will be provided via South Garfield Avenue /Overlander Drive. The applicant will be responsible for any and all street improvements determined necessary to this access. All streets shall be constructed or improved to city design standards as approved by the Director of Public Works. 15. The location of driveway access approach(s) off Overlander Drive and/or Garfield Avenue shall be approved by the Director of Public Works. QUESTIONS OF PLANNING STAFF: Comm. Travis noted that the size of the lots in the staff report do not coincide with the Preliminary Subdivision Map. Director Keyser said that a revised map came in after the Staff Report was prepared. Corrections will be made. PC Minutes 04-23-03 Page 5 of 7
Comm. Travis questioned access; access will be by both Garfield and Overlander s. Are their potential issues with WaDOT on access? Director Keyser said that the ingress/egress from Riverwatch Drive was approved at the time of Overlander s Bluff Subdivision development. Garfield Street will be hard surfaced. Comm. Eichner how wide will Overlander s Drive be? Director Keyser it will depend on the final access but must be a 24 foot minimum. The applicant would be responsible for obtaining any easements; however, he would not be responsible for easements in front of properties that do not belong to him. Comm. Johnson is the fire hydrant at the corner of Riverwatch Drive and Overlander s Drive adequate. Yes. Comm. Johnson requested that the Staff Report be changed to reflect street access to the lots of the Subdivision will be provided via South Garfield Avenue/Overlander Drive, not Garfield Avenue and/or Overlander Drive. Comm. Johnson said that a stop sign needs to be installed at Overlander s and Riverwatch Drive. Director Keyser said that through the improvements of Overlander s Drive, the contractor/developer must protect and preserve all utilities, private lines and natural drainage areas. TESTIMONY FROM APPLICANT: Scott Nielson said that Garfield will be improved to 40 feet with a sidewalk. TESTIMONY FROM THOSE OPPOSED None Public Hearing closed at 6:00 PM. COMMISSION S REVIEW OF STAFF S DRAFT FINDING OF FACT AND CONCLUSION None DELIBERATION & DECISION MAKING Motion by Comm. Travis to approve White Salmon Subdivision SUB 2003-0003 as presented and with minor corrections and with conditions 1 through 15; seconded by Comm. Marx motion passed 4-0. COMMISSION COMMENTS: Director Keyser advised Mr. Nielson that the Subdivision Application will go before the City Council to set the date for the PC Minutes 04-23-03 Page 6 of 7
Public Hearing on May 7 th, however, he can start preparing his site plan and also submit the building permit for plan review. Glen Bargabus asked about stormwater run-off at the project site. Director Keyser said that the Applicant will be responsible for having a Washington Licensed Engineer do a stormwater analysis which will address containment. Comm. Travis wanted to know the status of the Stevenson Subdivision. Director Keyser advised that Mr. Stevenson wants to develop the recently approved short plat before further subdivision of Lot 4. His granddaughter is an architect and will be the developer/architect for the project. Mr. Stevenson met with the Director this week regarding the road system. He has decided to develop the entire system at this time and loop it back out to Jewett Blvd. A recent city-wide stormwater technical analysis by Taylor Engineering proposes giving priority emphasis to development needs along SE Oak Street to proposed Treatment Ponds on the Graves property at Skyline Blvd. and Jewett Blvd. Mr. Stevenson has shown interest in this project because it has the potential to cross his property at the newly approved short plat site. Mayor Holen has approached the City of Bingen and the Port of Klickitat with the notion to consider a multi-jurisdictional approach to this Stormwater Analysis and Report A Joint meeting with the Planning Commission and the City Council members is set for April 30 th to discuss the Appearance of Fairness Doctrine with the City Attorney. The Director would like to see the Planning Commission consider a workshop in the near future to begin revising the By-Laws. One revision to consider is that the Chair of the Commission be a nonvoting member unless there is a tie. Meeting adjourned at 6:25 PM. Respectfully submitted by Dixie Walker, Associate Planner/PW Admin. Ass t. APPROVED AS TO FORM: Wil Keyser, Director PW/Planning Date Jeffrey Johnson, Planning Co-Chair Date PC Minutes 04-23-03 Page 7 of 7
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