1612 - Ordinance - Prelim Plat of Poplar CourtORDINANCE NO. 1612
AN ORDINANCE OF THE CITY OF PORT ORCHARD, WASHINGTON
APPROVING PRELIMINARY PLAT OF POPLAR COURT SUBDIVISION,
AS SUBMITTED BY CHARLES BOWMAN. PROPERTY LOCATED AT 106
POPLAR STREET.
WHEREAS, Charles Bowman, owner of record, has submitted an
application for preliminary plat to allow subdivision of approximately 1.33
acres of property located at 106 Poplar Street, and
WHEREAS, the City of Port Orchard Planning Commission has
transmitted to the Council of the City of Port Orchard, Washington a copy of
their Resolution No. 220-94 - ATTACHMENT "A" recommending approval of said
petition, and
WHEREAS, The Council of the City of Port Orchard did hold a Public
Hearing on September 12, 1994 to hear testimony of fact and conclusion as
follows:
FINDINGS OF FACT: The use requested is compatible with
other uses in area.
The proposed use is a permitted use within Residential
High Zoning.
CONCLUSION: Based on testimony, materials presented and
findings of fact, the Port Orchard City Council does
hereby conclude that approving this preliminary plat
would not be detrimental to the health, safety, morals
and general welfare of the community.
NOW, THEREFORE, be it ordained that the Council of the City of Port
Orchard, Washington does hereby approve the Application for Preliminary Plat
for Poplar Court allowing subdivision of approximately 1.33 acres into 7 lots
located at 106 Poplar, to construct single family homes with the following 17
conditions:
1. A scaled grading plan shall be submitted identifying existing and
future grades.
2. A minimum of one street tree with a minimum caliper of 2.5 inches
shall be installed within the front yard of each lot.
3. The lots will be restricted to single family residences.
4. The 4 inch water main is adequate only if the Fire Chief does not
require a fire hydrant inside the subdivision.
Ordinance No. 1612
Page 2 of 3
5. The water main shall have a "Blowoff Assembly" as part of the
project.
6. The sanitary sewer main should be less deep if possible. A ten foot
cut will have more impact in the wetlands than a 4 foot cut.
7. The trench in the wetlands has to be hydroseeded to prevent
sedimentation in the area.
8. The project construction needs to follow best management practices
as proposed by the Department of Ecology to include the use of
filter fabric fencing, gravel pads at road entrances and
hydroseeding.
9. All roads should be deeded to the City as public roads and conform
to City standards for both roads and sidewalks.
10. The developer will be required to connect the sidewalks to Poplar
Street.
11. Street lighting to be determined by Police Chief and City Engineer.
12. In addition to the individual street tree requirements, it would be
preferable to plant additional trees at the curve of the new road or
other landscaping similar to the entrance of Windfall Place.
13. A 25 foot enhanced buffer and a 15 foot no -build zone shall be
created between the wetland and the subdivision. A landscape plan
with appropriate native wetland vegetation shall be submitted and
implemented as part of the Building Permit process.
14. Prior to final plat approval, the developer shall pay $1,500 for
City playground equipment.
15. Modify access to lot #5 to provide better access to the road.
16. All lots will be surveyed and recorded.
17. Each lot should have survey markers installed.
LEGAL DESCRIPTION: ATTACHMENT "B"
Ordinance No. 1612
Page 3 of 3
PASSED by the City Council of the City of Port Orchard, SIGNED by
the Mayor and attested by the Clerk in authentication of such passage this
26th day of September, 1994.
C,
`555
LESLIE J. WEATHERILL, MAYOR
ATTEST:
Michelle Hager, Deputy Jerk
APPROVED AS TO FORM:
SPONSORED BY:
City Attorney Councilwoman Powers
Ordinance No. 1612
Attachment '.'Al'
CITY OF PORT ORCHARD
PLANNING COMMISSION
RESOLUTION NO. 220-94
A RESOLUTION BY THE CITY OF PORT ORCHARD PLANNING COMMISSION
RECOMMENDING THE CITY COUNCIL APPROVE A PRELIMINARY PLAT
SUBDIVISION OF 1.33 ACRES OF PROPERTY LOCATED AT 106 POPLAR STREET,
AS REQUESTED BY CHARLES BOWMAN
LEGAL DESCRIPTION: Exhibit B.
WHEREAS, the applicant has requested to subdivide 1.33
acres of land into 7 lots; and
WHEREAS, a public hearing was held on Monday, August 15,
1994, and the Planning Commission considered the facts of the
proposal, testimony, and materials presented at the hearing; and
WHEREAS, a SEPA checklist and wetlands study have been
submitted and received a Mitigated Determination of
Nonsignificance; and
WHEREAS, the proposed use of the property and housing
density are in harmony with the provisions of the Comprehensive
Plan; and
WHEREAS, the following findings of fact exist relative to
the subdivision proposal:
Finding: Property subdivisions shall make adequate provisions
related to the public's health, safety and general
welfare.
Fact: The subdivision will be served by the City water and
sewer system. Roads will include pedestrian
sidewalks.
Finding: Property subdivisions shall make adequate provision
for open space, parks and playgrounds.
Fact: Monies will be made available towards the augmenting
of a playground in the neighborhood of the
subdivision.
Finding: Residential subdivisions shall make appropriate
provisions for schools.
Fact: As a SEPA mitigating measure, the project will pay
school impact fees when and if the city establishes
the required ordinances. The proponent can also
mitigate the impact to the school system by
negotiating a settlement with the South Kitsap
School District.
Finding: Property subdivisions shall make adequate
provisions for streets, drainage ways, sanitary
wastes, and water supplies.
Ordinance No. 1612
Attachment "A"
Planning Resolution # 220-94 Page 2 of 3
Poplar Court
Fact: Stormwater will be conveyed to detention ponds using
best management practices. Water and sewer service
is provided by the City of Port Orchard. A buffer
will be created to ensure proper protection of the
wetland.
WHEREAS, approval is based upon the following conditions:
1. A scaled grading plan shall be submitted identifying existing
and future grades.
2. A minimum of one street tree with a minimum caliper of 2.5
inches shall be installed within the front yard of each lot.
3. The lots will be restricted to single family residences.
4. The 4 inch water main is adequate only if the Fire Chief does
not require a fire hydrant inside the subdivision.
5. The water main needs a "Blowoff Assembly" as part of the
project to allow flushing of the new construction and periodic
maintenance. Since we cannot flush chlorinated water into the
wetlands, the assembly should be near a sanitary sewer
manhole, if possible. Otherwise, we will use fire hoses. The
assembly does have to be placed in such a way as to direct the
water into the storm system. If not, we would flood the yards
during annual water main maintenance.
6. The sanitary sewer main should be less deep if possible. A ten
foot cut will have more impact in the wetlands than a 4 foot
cut.
7. It would reduce the impact to the wetlands if the sanitary
sewer were installed within the next 6 weeks. Otherwise, the
work may have to be done in the winter.
8. The trench in the wetlands has to be hydroseeded to prevent
sedimentation in the area.
9. The project construction needs to follow best management
practices as proposed by the Department of Ecology to include
the use of filter fabric fencing, gravel pads at road
entrances and hydroseeding.
10. All roads should be deeded to the City as public roads and
conform to City standards for both roads and sidewalks.
11. If the sidewalk on Poplar does not extend to the new sidewalk,
the developer will be required to connect them.
Ordinance No. 1612
Attachment "A"
Planning Resolution # 220-94
Poplar Court
12. No street light is anticipated.
Page 3 of 3
13. In addition to the individual street tree requirements, it
would be preferable to plant additional trees at the curve of
the new road or other landscaping similar to the entrance of
Windfall Place.
14. A 25 foot enhanced buffer and a 15 foot no -build zone shall be
created between the wetland and the subdivision. A landscape
plan with appropriate native wetland vegetation shall be
submitted and implemented as part of the Building Permit
process.
15. This project is too small to require on site playground
equipment. However, a financial payment or a piece of
equipment must be provided for Van Zee park to help mitigate
the extra use that the park will receive.
16. Modify access to lot #5 to provide better access to the road.
17. All lots will be surveyed and recorded.
18. Each lot should have survey markers installed.
20. The Fire District which services this area will be the City of
Port Orchard, not KCFD #7 as indicated.
21. Fire flow will need to be reviewed once the size and
construction of the new houses are identified. If a fire
hydrant is needed the main size will- need to be. upgraded
accordingly.
PASSED this 15th day of August 1994.
CITY OF PORT ORCHARD
PLANNING COMMISSION
'4L
0. ohn Hokanson, Chairman
ATTEST:
Marc re Kava *ugh
Associate Cit Planner
POPLAR COURT SUBDIVISION
Ordinance No. 1612
Attachment "B"
LEGAL DESCRIPTION: That part of the southwest quarter of the
southwest quarter of Section 35, Township 24 North, Range 1 East,
W.M., described as follows: Beginning at a point 1023 feet north
and 1320 feet east of the southwest corner of said Section 35;
thence north 70 feet more or less, to a point in the center of
county road; thence west parallel to the south boundary of said
Section 35, 208.71 feet; thence south 70 feet, more or less, to the
northwest corner of the property conveyed to Lewis E. Forsythe and
wife by Deed recorded in Volume 165 of Deeds on page 570, as
Auditor's File No. 177194, records of said county; thence south
208.71 feet; thence east 208.71 feet; thence north 208.71 feet to
the point of beginning. Situated in Kitsap County, Washington.
NOTICE OF CITY OF PORT ORCHARD
ORDINANCE
The following is a summary of an Ordinance approved by the Port Orchard City Council at their
regular Council meeting held September 26, 1994.
ORDINANCE NO. 1612
AN ORDINANCE OF THE CITY OF PORT ORCHARD,
WASHINGTON, APPROVING PRELIMINARY PLAT OF POPLAR
COURT SUBDIVISION, AS SUBMITTED BY CHARLES BOWMAN,
OWNER. PROPERTY LOCATED AT 106 POPLAR STREET.
Copies of Ordinance No. 1612 are available for review at the office of the City Clerk of the City
of Port Orchard. Upon written request a statement of the full text of the Ordinance will be mailed
to any interested person without charge. Thirty days after publication, copies of Ordinance No.
1612 will be provided at a nominal charge.
City of Port Orchard
Michelle Hager
Deputy Clerk
Publish: Port Orchard Independent
October 5, 1994