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031-07 - Ordinance - Amending Ordinance 1748 by Amending Zoning Map
City of Port Orchard 216 Prospect Street Port Orchard, WA 98366 PORT ORCHARD CITY OF 200710290008 Ordinance Rec Fee: $ 51,00 1€/2912007 09:3o AM pause: 1 of 12 Karen Flynn, Kitsap Cc Auditor 111111111il 11111111111111111111111111111111111111111111111111 Ili1111 ORDINANCE NO. 031-07 AN ORDINANCE OF THE CITY OF PORT ORCHARD, WASHINGTON, AMENDING PORT ORCHARD ZONING ORDINANCE NO. 1748 BY AMENDING THE CITY OF PORT ORCHARD ZONING MAP TO CHANGE THE ZONING DESIGNATION OF CERTAIN PROPERTY LOCATED WITHIN THE CITY OF PORT ORCHARD FROM RESIDENTIAL 4.5 (R4.5) TO RESIDENTIAL 20 (R20), SUBJECT TO THE CONDITIONS OF THE SITE -SPECIFIC PLAN KNOWN AS THE TREMONT MEDICAL COMPLEX REZONE TAX PARCEL NO.342401-4-005-2004 LEGAL. DESCRIPTION: NE 1/4 of the SE 1/4 of Sec.34, T24N, R1E, W.M. FULL LEGAL: EXHIBIT A WHEREAS, the City Council previously adopted Zoning Ordinance No. 1748 regulating zoning designations and requirements for development for all properties within the City; and WHEREAS, an application was received on April 11, 2007 from Nathan's Glen Inc. (Rezone Application R-1162) requesting approval of a rezone to change the existing zoning on a 5.03 acre parcel with a current zoning designation of Residential 4.5 (R4.5) to Residential 20 (R20); legally described in Exhibit A; and WHEREAS, a Mitigated Determination of Non -Significance was issued on July 2, 2007; and WHEREAS, the Planning Commission considered the application at public meetings on July 16, 2007 and August 20, 2007 and recommended approval of the site -specific rezone to the City Council, subject to certain conditions, as set forth in Exhibit B; and WHEREAS, the City Council held a public hearing on September 10, 2007 and heard testimony on the proposal from the applicant and the public; and Ordinance No: 031-07 Page 2 of 12 WHEREAS, the Comprehensive Plan designation for the property is High -density residential, which allows medical office buildings, and the proposed development is consistent with the goals and policies of the Comprehensive Plan; and WHEREAS, the proposed rezone is not detrimental to the health, safety, and welfare of the community and is both consistent with and in harmony with the general purposes of the Zoning Ordinance, Growth Management Act, and Comprehensive Plan; and WHEREAS, being fully advised, the Council finds and concludes as follows: TESTIMONY AND EXHIBITS The Council bases its Findings and Conclusions on the following Exhibits and Testimony: 1. The following documents were admitted into the record as exhibits: a. Agenda Staff Report and attachments dated September 10, 2007. b. Planning Commission Resolution No. 010.07 and all supporting documents. c. Planning Commission Staff Report dated August 20, 2007. d. Application Packet. e. Geotechnical Report (February 2007; Olson & Associates). f. Traffic Impact Analysis (April 9, 2007; Mirai Transportation Planning & Engineering). g. SEPA Notice. h. Notice to Adjacent Property Owners. i. Proposed building elevations. j. Conceptual landscape design. 2. Director Long -Woods presented the Staff Report. 3. Testimony of Shawn Parker, project architect, on behalf of the applicant. 4. Testimony of Mike Ekshtut, P.E., on behalf of the applicant regardingtrafFic impacts of the development. 5. Testimony of Dennis Oost, Oost & Associates, landscape architect, on behalf of the applicant regarding conceptual landscape design for the western property line. 5. Testimony of Norm Olson, N.L. Olson & Associates, on behalf of the applicant regarding site design, significant trees, and drainage facilities. 7. Testimony of John Johnson, applicant, on behalf of the project. 8. Testimony of Doug Nabors, adjacent property owner, regarding concern about two trees leaning on his fence. 9. Testimony of Andrew Doerr, adjacent property owner, regarding concessions the applicant has agreed to with the adjacent property owners. 10. Testimony of Anne Johnson, adjacent property owner, regarding the proposed fence. FINDINGS AND CONCLUSIONS The Council adopts the findings and conclusions as set forth in the staff report and Planning Commission Resolution No, 010-07 (Attached Exhibit B) as its own, and the same are incorporated by reference; now, therefore, PORT ORCHARD CITY OF 200710290008 Ordinance Rao Fee: s 51,90 10/ 2912pp7 09-30 Am Page: 2 cf 12 Karen Flynn; Kitsap Cc Auditar 1 Illll)1 ill 111II1 sill FIT 11111111111111 I11fll111111 fUl lllllll Ill 111110 Ordinance No: 031-07 Page 3 of 12 THE CITY COUNCIL OF THE CITY OF PORT ORCHARD,1iVASHINGTON, DO ORDAIN AS FOLLOWS: SECTION 1. Based upon the exhibits, public testimony, recommendations of city staff and the planning commission, and the findings and conclusions contained herein, the City of Port Orchard Zoning Map, adopted by Ordinance No. 1748, is hereby amended by changing the zoning designation for the property described in Exhibit "A". to -wit: Parcel Number 342401-4-005-2004 from Residential 4.5 (R4.5) to Residential 20 (R20), subject to conditions set forth in Planning Commission Resolution No. 010-07 attached hereto as Exhibit "B," except as modified herein. The conditions of approval set forth herein shall control over any inconsistent provision set forth in Exhibit "B." SECTION 2. Exhibit "B" Condition 3 is hereby modified to read as follows: 3. A landscaping plan in accordance with Chapter C4 of the Zoning Ordinance shall be provided with the clearing and grading permit application. The Oost and Associates plan of August 2007 shall be included in the final landscaping plan, including textured walls and fencing. SECTION 3. Exhibit "B" Condition 7 is hereby modified to read as follows: 7. A copy of the easement parking agreement with Puget Sound Energy shall be provided to the City with the clearing and grading permit application SECTION 4. Exhibit "B" Condition 8 is hereby modified to lead as follows: 8. A significant tree replacement plan meeting the provisions of Chapter C4 of the Zoning Ordinance, shall be provided with the clearing and grading permit application and approved prior to issuing the clearing and grading permit. SECTION_ S Exhibit "B" Condition 10 is hereby modified to read as follows: 10. Fire flow will be required for each building as proposed. Buildings of Type V-A construction type and totaling 66,000 square feet will be required to provicb a fire flow of 3,500 GPM at a residual pressure of 20 p.s.i. This determination reflects the required installation of an approved automatic fire sprinkler system. This volume can be provided by no less than 3 hydrants, and to allow for consideration of existing off - site hydrants, please indicate such hydrants on the next submittal. Evaluation and consideration of the existing hydrants could eliminate the requirements for additional on -site hydrants. e Submitted plans indicate one hydrant, this is not acceptable. As detailed above, additional hydrant will be required to provide the required fire flow. Please indicate off site hydrants along Tremont for determination to provide on site fire flow. PORT ORCHARD CITY OF 200710290008 Ordinance Rec $'ee: $ 51.00 Rage 3 of 12 9 5 f 2912007 09 : 30 PM Karen Flynn, Kitsap Cc Auditor 111111 Ill 11111111111111111111111111111 IT 1 IN l It 1111111111111111111 Ordinance No: 031-07 Page 4 of 12 SECTION 6. Exhibit "B" Condition 11 is hereby modified U read as follows: 11. Fire department access is adequate and shall consist of the following: • The circle drive as detailed on the proposal shall be required to meet the design standards of CITY -BUS and S-BUS-40 as the design vehicle. • The unobstructed width of a fire apparatus access road shall be not less than 20 feet. And shall have an unobstructed vertical clearance of not less than 13 feet 6 inches. • All dead-end fire apparatus access roads in excess of 150 feet in length shall be provided with approved provisions for the turning around of fire apparatus. • The turning radius of a fire apparatus access road shall be a minimum of 35 feet inside diameter and 48 feet outside diameter. • The gradient of the fire apparatus access road shall not exceed12%. SECTION 7. Exhibit"B" is hereby modified by adding a new Condition 20-A to the list of stormwater conditions to read as follows: 20-A. Applicant shall provide the City with copies of executed documents demonstrating that Applicant has acquired an easement for conveyance of stormwater and permission to discharge into the Canyon Road Estates stormwater system. SECTION S. Exhibit "B" Condition 21 is hereby modified to read as follows: 21. Prior to site development approval, final construction plans shall be submitted and approved by the City Engineer for all road improvements. SECTION 9. This rezone is site plan specific to the Tremont Medical Complex and Nathan's Glen, Inc., Rezone R-1162. Pursuant to Part 2, Section 11 of the City of Port Orchard Planning and Development Procedures, any major modification, deviation or departure from the originally approved site plan or application shall constitute a violation of the zone adjustment approval unless City Council has reviewed and approved a modified site plan after conducting a public hearing. The City Council may subject modified site plans to new conditions. SECTION 10. The Council finds that the proposed use cannot reasonably accommodate the retention of two identified significant trees which have a diameter over 36 inches. Applicant may remove one large Alder next to Building C and one 40-inch Douglas Fir next to Building D, as identified at the public hearing testimony and as identified on the Preliminary Landscaping Plan. SECTION 11. This Ordinance shall be in full force and effect five (5) days after posting and publication as required by law. A summary of this Ordinance may be published in lieu of the entire Ordinance, as authorized by law. PORT ORCHARD CITY OF 200710290008 Ordinance Reo Fse, $ 51.00 Page: 4 of 12 10129/2007 09:30 AM Karen Flynn. KitsaP Co Auditor 1 lull11 Ill 1111111111111111111111111111111111111 1111 lull11 � � llll 1111 Ordinance No. 031-07 Page 5of12 PASSED by the City Council of the City of Port Orchard, APPROVED by the Mayor and attested by the Clerk in authentication of such passage this 24th day of September 2007. ATTEST: Michelle Merlino, City Clerk APPROVED AS TO FORM: 2tA�Oo4� ) ity AorneQ U KIM E. ABEL, MAYOR Sponsored by: Rick Katt, Council Member p r�IiY OF 200710290008 PORT URCH— a o� 1z ordinance Reo Fee: �i.00h Page 1 W 29 l 2047 09 : 20 AM Karen Flynn KitsaP Co Auditor I lil[1II Jli 1111111l 111111 j1p ql l dill 111t ill It hill mill ill I U1 IN EXHIBIT A TAX PARCEL NO 342401-4-005-2004 Ordinance No: 031-07 Page 6 of 12 THAT PORTION OF THE WEST 290 FEET OF THE EAST 1076.00 FEET OF THE NORTHEAST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 34, TOWNSHIP 24 NORTH, RANGE 1 EAST, W.M., IN KITSAP COUNTY, WASHINGTON, LYING NORTHERLY OF EXISTING ALDER ROAD, EXCEPT THAT PORTION THEREOF DESCRIBED AS FOLLOWS: COMMENCING AT THE EAST ONE QUARTER CORNER OF SAID SECTION 34 WHICH BEARS NO*49'12 E FROM THE SOUTHEAST CORNER OF SAID SECTION 34; THENCE N88*16'19 W 786.00 FEET ALONG THE NORTH LINE OF SAID NORTHEAST QUARTER OF THE SOUTHEAST QUARTER; THENCE SO*49'12 W 568.45 FEET TO THE TRUE POINT OF BEGINNING; THENCE S84*22'12 W 140.68 FEET; THENCE SO*49'12 W 296.64 FEET TO THE NORTH MARGIN OF THE COUNTY ROAD; THENCE N63*12130 E ALONG SAID NORTH MARGIN 4.16 FEET TO THE BEGINNING OF A CURVE TO THE RIGHT WHOSE RADIUS POINT BEARS S26*47'30 E 2895.60 FEET; THENCE NORTHEASTERLY ALONG SAID CURVE 155.74 FEET TO A POINT THAT BEARS SO*49'12 W FROM THE TRUE POINT OF BEGINNING; THENCE NO*49112 E 243.83 FEET TO THE TRUE POINT OF BEGINNING. (LESS TAXABLE ACCOUNT NO. 342401-4-005-2103 AS PER DEPARTMENT OF REVENUE REGISTRATION NO.07408 001) PORT ORCHARD CITY OF 200710290008 $ 51.00 Pale: 6 Of 12 d12912007Rec 09:30e 10RM Karen Flynn, Kitsap Co Auditor II 111I1�111�1II��1111i1�1�1g1 jIIj1[1[11L11��I�II�1111111I111�Ill�[�III111I�[[� Ordinance No: 031-07 Page 7 of 12 EXHIBIT B RESOLUTION NO. 010-07 A RESOLUTION OF THE CITY OF PORT ORCHARD, WASHINGTON, PLANNING COMMISSION RECOMMENDING APPROVAL WITH CONDITIONS THE REZONE APPLICATION FOR PROPERTY LOCATED ON THE NORTH SIDE OF TREMONT STREET, WEST OF THE GROUP HEALTH FACILITY Parcel number 342401-4-005-2004 WHEREAS, the applicant filed an application with the City (R-1162) on April 11, 2007 for a site specific rezone of one 5.03 acre parcel from R4.5 to R20 for the purposes of constructing a medical office center; and WHEREAS, on July 16, 2007 the Planning Commission held a public meeting on the application and continued the meeting to August 20, 2007, to allow time to try to resolve issues affecting adjacent property; and WHEREAS, on August 20, 2007, the continued meeting was held; and the Planning Commission heard additional comments from the applicant's agents, engineer, and the public; and follows: WHEREAS, being fully advised, the Planning Commission finds and concludes as TIESTMONY AND EXHIBITS The Planning Commission bases its Findings and Conclusions upon the following Exhibits and Testimony that it finds to be relevant, credible, and persuasive. The following documents were admitted into the record: A. Staff Report dated July 16, 2007 with attachments. B. Revised Staff Report dated August 20, 2007 C. August 13, 2007 letter from Mirai & Associates to Norman L. Olson II, P.E. D. August 10, 2007 memo from John Johnson to Canyon Court homeowners E. Perimeter cross sections by Oost & Associates 2. John Johnson, applicant, testified on behalf of the project 3. Norman Olson, consulting engineer, testified on behalf of the project. 4. Doug Nabors, a resident of Canyon Court requested further information regarding landscaping features along the west property line. 5. Andrew Doerr, a Canyon Court resident, presented a list of concerns and a petition signed by neighbors asking for tree retention in the 20-foot buffer between the proposed project and the Canyon Court properties. PORT ORCHARD CITY OF 200710290008 Ordinance Rec Fee: $ 51.00 page: 7 c{ 12 10/2912007 09:30 AM Karen Flynn; Kitsap Cc [auditor 1111111111111 IN 111I111111111111111111111111111111111111111 EI 01 Ordinance No: 031-07 Page 8 of 12 6. Don Lorimor, an adjacent property owner, indicated a preference for vegetated buffer on his side of the property. 7. David VanBibber, a Canyon Court resident, expressed concern about the access point on Tremont with the proposed roundabouts, and a desire for large trees to remain in the buffer. 8. Dian Dibley, a Canyon Court resident, was concerned about privacy in her yard, and the possibility of a concrete wall. 9. Darrin Hausbeit, a Canyon Court resident, stated his concern about the security lighting for the facility and indicated that he would like to see the runoff water reused on site rather than channeling it to the creek. 10. Amber Vaughn, a Canyon Court resident, expressed concern about security lighting affecting her property at night, and with smaller trees replacing large ones. 11. Dennis Oost, of Oost & Associates Planning & Landscape Architecture, gave a summary of proposed landscaping. 12. Mike Ekshtut, P.E. of Mirai Transportation, Planning & Engineering, summarized the street access to the project. 13. Ann Johnson, adjacent property owner, spoke in favor of providing a buffer or fencing between her property and the subject property. FINDINGS General: 1. The application for rezone (R1162) was received April 11, 2007. 2. The Determination of Completeness was issued on May 8, 2007. 3. The MDNS was issued on July 2, 2007. 4. Water and sewer are provided by the City of Port Orchard, and City water and sewer service is available to this parcel. 5. There is an inconsistency regarding parcel size between Kitsap County Assessor's records and the applicant survey. The Assessor's records indicate a 2.35 acre parcel, while the survey indicates 5.03 acres. Based upon property measurements and sizes of neighboring parcels, the Applicant survey is correct. 6. Nathan's Glen, Inc. is the taxpayer on the property. John Johnson is the sole director and shareholder of Nathan's Glen, Inc. Site Conditions: 7. The site is 5.03 acres of previously logged forest and dense undergrowth, including invasive Himalayan blackberries. 8. The site contains 38 signiflcant trees (over 18" in diameter), consisting of maple, pine, fir, cedar, alder, and one hemlock tree. Two of these trees (one fir and one alder) are over 36" in diameter. 9. The site slopes generally from 5 to 15 percent from the east to the west side, with a steep slope of 50 to 60 percent in the center of the property, at the location of the proposed Building B. The entire site has an elevation change of roughly 30 to 40 feet. 10. Stormwater is proposed to leave the site through Lot 18 of Cedar Canyon Estates, and will eventually drain to the stormwater pond in that development. 11. The geotechnical analysis encountered some groundwater seepage and perched groundwater in one of seven test pits. PORT ORCHARD CITY OF 200710290008 ordinance Rec Fee: $ 51.0S page, 8 of 12 lol2912007 09:30 AM Karen Flynn. Kitsap Co Auditor I IIII(I� III ail{!� lil Flynn, Illil III �I�lIII I��I�I �I IIII IIIII Ilflll! l� III f� Ordinance No: 031-07 Page 9 of 12 12. Grading at the site is expected to be generally associated with the creation of level building sites. 13. There is a 50-foot Puget Sound Energy easement along the north property line. Puget Sound Energy allows parking in the easement, and is working with the applicant on a formal agreement. Traffic: 14. Tremont Street is an east -west two to four lane arterial. It is three lanes (one westbound and two eastbound) at the project site, and will be widened to four lanes during a future City project. 15. The applicant will dedicate right-of-way and provide cost -sharing for improvements along the road and a left -turn lane to the site, as referenced in SPA conditions and in the Traffic Impact Analysis prepared by Mirai Transportation Planning & Engineering, dated April 9, 2007. The TIA gave six recommendations: • Dedicate right-of-way along the site's frontage on Tremont Street, toward the Tremont Street Widening project. • Widen the site access approach to Tremont Street to provide a right turn only lane and a left turn only lane, in order to separate the right and left turning vehicles exiting the site. • Request a modification to the Tremont Street Widening project, which is to install a left turn lane and refuge/acceleration lane on Tremont Street adjacent to the proposed medical office center access. • The project could provide a proportionate share contribution toward constructing the eastbound left turn lane and refuge/acceleration lane on Tremont Street, into and out of the project site access, as part of the City's Tremont Street Widening improvements. • The calculated percentage of project -generated trips vs. the background traffic volume is 11.1 percent, which could be used to calculate the proportionate share contribution toward the cost of constructing the proposed left turn lane on Tremont Street at the project site access. 16. The site is served by two Kitsap Transit routes, Numbers 8 and 80. Due to the proximity of bus routes and future pedestrian and bicycle facilities, the traffic study is assuming 5% fewer trips than a typical development of its type. 17. Approximately 2,164 daily trips would be created on a typical weekday, of which 195 are expected during the PM peak hour. During the AM peak hour, 148 trips are predicted. Land Use/Zoning 18. In 2003, the City Council adopted Ordinance 1916, allowing office/patient clinics in the R20 zone. 19. The Comprehensive Plan Designation for the parcel is high -density residential. 20. Chapter C4 of the Zoning Ordinance requires a landscaping strip every 13 parking spaces. To meet this requirement, the complex will be two parking spaces short of the required 252. The applicant has requested a reduction from the City Engineer of two spaces. 21. Setbacks and landscaping buffers appear adequate as shown in the site plan. 22. A short plat has been proposed to divide the property into four lots. 23. The location of the project requires review under the Tremont Corridor Specific Plan. PORT ORCHARD CITY OF 200710290008 Ordinance Rec Fee: $ 51.00 1012912007 09,3Q Ali Page; 9 of 12 Karen Flynn, Kitsap 00 Auditor f 1111 III IIIIII111 Illfll IIIII 11 Illlll1 IIIIII fil 111111111111111111111111 Ordinance No. 031-07 Page 10 of 12 CONCLUSIONS 1. The proposed medical office complex is consistent with the Comprehensive Plan. 2. The proposed development is consistent with the Zoning Ordinance. 3. The proposed development will provide employment and service opportunities for residents of Port Orchard and the South Kitsap area. CONDITIONS OF APPROVAL SEPA 1. All SEPA conditions shall be met as outlined in the Mitigated Determination of Non - Significance issued July 2, 2007. Zoning 2. All conditions identified by City Departments and other agencies must be met prior to the approval of final construction plans. 3. A landscaping plan in accordance with Chapter C4 of the Zoning Ordinance shall be provided. The Oost and Associates plan of August 2007 shall be included in the final landscaping plan, including textured walls and fencing. 4. Prior to Certificate of Occupancy, the landscaping must be approved by the Planning Director and bonded according to the provisions of Chapter C4, Section 22. The bond is subject to approval by the Planning Director and/or the City Attorney. 5. Except for areas of undisturbed existing vegetation or low areas with existing high soil moisture conditions, landscaped areas shall have temporary (or permanent) irrigation systems. Temporary systems may be removed after 24 months, or two growing seasons, whichever occurs first. 6. A separate sign permit is required for any signage proposals. Signs should meet the requirements of the Tremont Corridor Specific Plan. 7. A copy of the easement parking agreement with Puget Sound Energy shall be provided to the City. 8. A significant tree replacement plan meeting the provisions of Chapter C4 of the Zoning Ordinance, shall be provided with the clearing and grading permit, and approved prior to site development. 9. A short plat application must be submitted and reviewed prior to site development. Fire Prevention 10. Fire flow will be required for the building as proposed. A building of Type V-A construction type and of 66,000 square feet will be required to provide a fire flow of 3,500 GPM at a residual pressure of 20 p.s.i. This determination reflects the required installation of an approved automatic fire sprinkler system. This volume can be provided by no less than 3 hydrants, and to allow for consideration of existing off -site hydrants, please indicate such hydrants on the next submittal. Evaluation and consideration of the existing hydrants could eliminate the requirements for additional on -site hydrants. o Submitted plans indicate one hydrant, this is not acceptable. As detailed above, additional hydrant will be required to provide the required fire flow. Please PORT ORCHARD CITY OF 200710290008 Ordinance Rea Fee: $ 51.00 Page: 10 of 12 10f2912007 09:30 AM Karen Flynn, K1tsaP Gn Auditor 111111 1111 111111111111 11111111111 l l l l 1111111 I l l l l l 11111111(I I I l l l l l l l I I I I I1I 1111 Ordinance No: 031-07 Page 11 of 12 indicate off site hydrants along Tremont for determination to provide on site fire flow. 11. Fire department access appears adequate and shall consist of the following: o The circle drive as detailed on the proposal shall be required to meet the design standards of CITY -BUS and S-BUS-40 as the design vehicle. o The unobstructed width of a fire apparatus access road shall be not less than 20 feet, And shall have an unobstructed vertical clearance of not less than 13 feet 6 inches. o All dead-end fire apparatus access roads in excess of 150 feet in length shall be provided with approved provisions or the turning around of fire apparatus. o The turning radius of a fire apparatus access road shall be a minimum of 35 feet inside diameter and 48 feet outside diameter. a The gradient of the fire apparatus access road shall not exceed 120/0. 12. Due to type of construction for the proposed buildings, all buildings shall be provided with a remote fire department connection of the fire sprinkler systems. 13, Before any construction related to this project is initiated, the fire hydrants and access roads shall be installed and approved by SKFR and the City of Port Orchard. Access roads shall be a minimum of 20 feet in unobstructed width, be designed and maintained to support the imposed loads of fire apparatus (75,000 pounds) and must have a surface that provides all-weather driving capabilities. 14. As all buildings as proposed shall be sprinklered, If the building is classified as Group B occupancy by the City of Port Orchard Building Department, fire extinguishers will not be required as per IFC Section 906.1.1, except as required in special -hazard areas, 15. Elevators shall be provided with Phase I emergency recall operation and Phase II emergency in -car operation in accordance with ASME A17.1. 16. Additional and separate submittals and permits will be required for the following installations. Plans for both the sprinkler systems and fire alarm systems must be approved by South Kitsap Fire & Rescue Prevention/ Education Office prior to installation. Separate permits are required for each installation. Submittals for review must include specifications on all devices to be installed. o Automatic fire alarm system, as required for buildings of greater than 4,000 square feet. o Automatic fire sprinkler system, as required for buildings of greater than 10,000 square feet. Stormwater 17. Stormwater quantity control, water quality treatment, and erosion and sedimentation control shall be designed in accordance with City of Port Orchard Municipal Code, Chapter 15.32, 18. The Applicant or his designee is responsible for permanent stabilization and restoration of the project site. 19. All Stormwater system improvements shall be completed prior to issuance of any building permits. 20. The Applicant or Engineer shall submit the Operation and Maintenance Manual fro review and acceptance by the City Engineer prior to Certificates of Occupancy. PORT ORCHARD CITY OF 200710290008 51.©c page: 11 o9 12 olpd129f2aQ7�ec Fee. $ 09:30 OM Karen Flynn. Kit%aP Co puditnr IIII 111111111111I11111111111111111111�II1I11111111I1111I11111111111II111111111 Ordinance No: 031-07 Page 12 of 12 Traffic/Roads/Building 21. Prior to final plan approval, construction plans shall be submitted and approved by the City Engineer for all road improvements. 22. All recommendations contained in the April 9, 2007 Traffic impact Analysis from Mirai Transportation Planning & Engineering shall be followed. 23. All recommendations contained in the February 2007 geotechnical engineering report prepared by N.L, Olson & Associates shall be followed. 24. Applicant shall coordinate with the City and the City's engineering consultant regarding the Tremont Street widening project. 25. Applicant shall coordinate with Kitsap Transit on possibility of installing a new bus stop, or providing improvements and access to an existing bus stop. 26. The Applicant shall provide cost sharing for road improvements as required in the SEPA determination. 27. The Applicant, City staff, and adjacent property owners shalt coordinate buffer and fencing designs. NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of Port Orchard hereby recommends that the City Council approve the site specific rezone for parcel 342401-4-005- 2004 from R4.5 to R20 zoning, as conditioned. PASSED by the Planning Commission of the City of Port Orchard, this 20t' day of August, 2007. Joanne Long -Woods Planning Director Gil Michael, Chair PORT ORCHARD CITY OF 200710290008 Ordinance Rec Fee: $ 51.OD 10129f2OO7 09:30 AEI Page: 12 of 12 Karen Flynn, Kitsap Co Auditor 1111111111111111111111111111111111111111111111111111111 IN 11111E11111111 If111111111