1879 - Ordinance - Amending Ordinance 1748 by Amending Zoning MapCitv
PORT ORCHARD,
WASHINGTON 98366
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 February 24,2003.
ORDINANCE NO. 1879
AN ORDINANCE OF THE CITY PORT ORCHARD, WASHINGTON,
AMENDING PORT ORCHARD ZONING ORDINANCE NO. 1748 BY
AMENDING THE CITY OF PORT ORCHARD ZONING MAP TO
CHANGE THE ZONING CLASSIFICATION OF CERTAIN PROPERTY
FROM R4.5 TO R20-PRD SUBJECT TO CONDITIONS, APPLICATION
NO. SUBDIV 02-01/R-1143.
Copies of Ordinance No. 1879 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. 1879 will be
provided at a nominal charge.
City of Port Orchard A W@M Michelle Merlin0
Deputy Clerk
Publish: Port Orchard Independent
March 5,2003
KitsaolepalsOsoundoublishin$.com
CIN HALL MUNICIPAL COURT
2 I6 Prospect 2 I 6 Prospect
Adrninislration (360) 8764407 (360) 676-1701
FAX (360) 895-9029 FAX (3601 895-307 I
POLICE DEPARTMENT PUBLIC WORKS DEPARTMEhT
546 say Street
(3601 876-1 700
FAX (360) 87S5546
2 I fi Pm+t)ect Street ~.
(360;67G499 I
FAX (3601 876-4980
City of Port Orchard
21 6 Prospect Street
Port Orchard, WA 98366
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ORDINANCE NO. 1879
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 CLASSIFICATION OF CERTAIN PROPERTY
FROM R4.5 TO R20-PRD SUBJECT TO CONDITIONS, APPLICATION
NO. SUBDIV 02-01/R-1143
TAX NO. 25240140542005
LEGAL DESCRIPTION: NE X of the SE 'A of the SE %, SEC. 25,
TOWNSHIP 24 N, RANGE 1 E, W.M.
SEE ATTACHED EXHIBIT "A."
WHEREAS, Olney Avenue LLC submitted an application, dated September 16, 2002,
requesting approval of a rezone from R4.5 to R20-PRD in conjunction with an application for a preliminary
plat and planned residential development of 50 single family attached home sites with zero lot line
setbacks on property described in Exhibit '"A", and known as The Highlands at Karcher Creek. The
application was assigned city file number SUBDIV 02-01/R-1143; and
WHEREAS, in order to satisfy the PRD requirement that the development shall utilize
creative design techniques to promote an uncluttered appearance such as a variety of lot sizes, parking
at the rear of sites and the provision of alleys. Olney Avenue LLC subsequently submitted a redesign on
February 7, 2003 reducing the number of lots from 50 down to 40 and providing for alleys and parking in
the rear for 22 of the lots; and
WHEREAS, the Comprehensive Plan designation for the property is High Density
Residential and the proposed development is consistent with the goals and policies of the
Comprehensive Pian; and
WHEREAS, the proposed rezone IS not detrimental to the health, safety, and welfare of
the community and is 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:
FINDINGS AND CONCLUSIONS
The City Council adopts the findings and conclusions of the planning staff report dated
October IO. 2002, as attached hereto as Exhibit "B and as supplemented on February 19, 2003,
attached hereto as Exhibit "C", as its own.
Ordinance No. 1879
Page 2 of 2
THE CITY COUNCIL OF THE CITY OF PORT ORCHARD, WASHINGTON DOES
ORDAIN AS FOLLOWS:
SECTION 1. Based upon the 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 classification of the property
described in Exhibit "A" from R4.5 to R20-prd. subject to the conditions set forth in planning commission
Resolution No. 326-02 attached hereto as Exhibit "D" and the following additional conditions:.
21. Sidewalks shall be provided along the northern portion of the
access road "A" extending to Olney Avenue and west to the
Feeder Road "B and sections of sidewalks on the northern half
of lots 27 and 34 shall be allowed to be deleted.
The protective covenants shall contain a restriction prohibiting
parking of boats or RV's except within an enclosed garage.
22.
23. The 20' road at the west end of access road "A" shall be
increased to 28.'
SECTION 2. This rezone is site plan specific to The Highlands at Karcher Creek planned
residential development, SUBDIV 02-011R-1143. 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 the 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 3. 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 State law.
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 24Ih day of February 20 3 A.
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URD $332.88 Kitsap Co, WR 1 PORT ORCHRRD CITY OF
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THAT PORTION OFTHE MORTH~QUAR~OF~ESOVMEaSTQUARTER OFTHESOW= QUARTER, SECRON 25, TOWNSHIP 24 NORM, RANGE Z EAT, W,M., DESCRIBED AS FOLLOWS
BEGINNING ATA POINT WHICH IS NORM 0'31'47" EAsT662.4 Fa FROM THE Sow- CORNS OF SAID SECnON 25, SAID POINT BEING THE NOR~I-EA~T CORNER OFTHE SOrn~45~
QUA~~ROF~HESO~EASTQUAR~ROFTHESOLTM~QUAR~OF~AIDS~ON;
T-ENCECONnNUING NORTH P31'47" EpsT331.2 FEU; .,
. TkNCE: NORTH 88°31;WE57 666.7 FEET;
~ENCESOU~H Oo4S WEST331 FEFTTOTHE NORTH'UNE OFMESOhEAFTQUAREROFME
soLmlEASTQUAKER OFTHE SOUTHWQUARTER;
THENCE SOVM 88°20'30" EAS 666.7 FEETM ME POINTOF BEGINNING;
EXCEFT OLNEY ROAD ON THE EASr SIDE;
EXcEpF THE 50m 125 RET THEREOF;
Also THE SOUTH 129 FEET OF ME FOLLOilIiG DESCPJBED mm:
i
-WIT p0mON OF ME NORTH^ QUARTER OF THE Smm QUARTER OF THE socni-~&r QUA~CEROFSKTION 25, TOWNSW 24 NORTH, RANGE 1 EAST, W.M:,'L?(ING WEST OF OLNN
ROAD; ,.
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EXCEPTTHE FOUOWING DESCRIBED VkfX
BEUNUNG ATA POINT WHICH IS NORTH 0'31'47" EAsr 662.4 RET FROM THE SOmM
,CORNER OFSAID SMON 25,5AID TOWNSHIP AND RANGE;
THENCE NORTH 0131'47" ik-r 331.2 FEET;'
' THENCE NORTH W31' WEST 666.7 FEET;
THENCE SOm O"41 WEST 331.0 FEET;
. THENCE SOUlH 88'29'30" 667.7 FEETTO THE PLACE OF BEGINNING;
. &EmTHEREFROM .. OLNEY ROAD'ON THE EASTSIDE;
SEP i 6 2002
CIM OF POW ORCHARD PUBUC WORKS
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PORT ORCHRRO CITY OF ORD $32.00 Kitsap Co, UR
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Ekhibit "B"
Ordinance No. 1879
CITY OF PORT ORCHARD
THE HIGHLANDS AT KARCHER CREEK (SUBDW 02-01iR1143)
PLANNING STAFF REPORT
DATE:
PROPERTY
OWNER
DESIGNATED
CONTACT
PERSON:
PROPOSAL:
LOCATION:
ZONING:
COMP PLAN:
October 10,2002
Richard Fitzpatrick.
Olney Avenue LLC
P.O. Box 857
Gig Harbor, WA 98335
FILE NO. SUBDIV 02-01R-1143
(253) 851-6363
Craig Baldwin
Westsound Engineering, Inc.
217 S. Wilkins Dr.
Port Orchard, WA 98366
(360) 876-3770
The proposal is a Planned Residential Development (PRD) of 50
residential lots of duplexes/townhomes with zero-lot-line setbacks. Lots
are designed with a zero side yard setback to allow duplex construction.
Improvements will include an underground detention vault and
biofiltration swale to mitigate for storm water runoff. To accommodate the
proposed density, the applicant is requesting a rezone from R4.5 to R-20.
The site (Tax ID# 252401-4-054-2005), is located on the west side of
Olney Rd., north of the intersection with SE Mile Hill Drive in Section 25,
Township 24N, Range E, Port Orchard, WA. The 4.89-acre site is
undeveloped.
The existing zoning is R-4.5; the proposed zoning is R-20. The
surrounding zoning is R-8 to the North; R-20 and Commercial to the East;
Commercial to the South and R-8 to the West.
The Comprehensive Plan Designation is High Density Residential
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Wit "B"
Ordinance No. 1879
I. BACKGROUND:
A. Site Description
The 4.89 acre site is undeveloped and gently rolling. As the site has been recently cleared of
Scotch Broom and brush, there is no native vegetation, however there are approximately two
trees located along Olney.
B. Comprehensive Plan Map Amendment:
The application for a Comprehensive Plan Map Amendment (CA-08-01 to amend the map
&om Commercial to HD Residential) was found to be consistent with the goals of the
community, adopted Comprehensive Plan, and general requirements of the Growth
Management Act and was granted on 26 November, 2001.
c. SEPA
A Mitigated Determination of Non-Significance was issued 25 September, 2002 with the
following conditions
The design of the storm water system will be consistent with Department of
Ecology standards. A professional Engineer will certify that the existing
stormwater pond conforms to existing standards.
Erosion control measures shall conform to City ordinances.
To reduce impact to the school system, mitigation fees will be paid at the time of
building permit issuance, if the City adopts a general implementing ordinance for
school impact fees prior to the date that a complete building permit is accepted.
The proponent can also mitigate the impact to the school system by negotiating a
settlement with the South Kitsap School District.
D. PRDReview:
The project is a PRD. This process allows the applicant to propose a residential development
that is innovative or otherwise beneficial to the community but which does not strictly
comply with the provisions of the residential or mixed use zone in which the property is
located. Chapter B3, Section 6 of the zoning code establishes the approval criteria for a
PRD: A planned residential development shall be granted only if the proposal shall:
1. Clearly specify residential and other land uses through detailed site plans, lot layouts,
and building elevations, andor
2. preserve unique or sensitive physical features such as steep slopes and views, and
retain natural vegetation, andor
3. provide more opens space and recreational amenities than would be available under
conventional land development practices, andor
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-it
Ordinance No. 1879
4. utilize creative design techniques to promote an uncluttered appearance such as a
variety of lot sizes, parking at the rear of sites and the provision of alleys, and/or
5. specifically demonstrate its benefit to the surrounding neighborhood and community
at large, and/or
6. specify the phasing of the development of a site, and/or
7. provide public facility sites or improvements, such as road improvements, utilities,
parks, or open space.
It. FINDINGS
1. The minimum lot area required for a PRD in the R-20 zoned is 1 acre. The proposed
site is 4.84 acres. 4.48 acres less the 1.28 acres for dedications of the roads and
stormwater facilities would allow a maximum potential density of 64 units.
2. The proposal consists of 50 residential lots of duplexes with zero-lot-line setbacks.
The applicant is requesting departure fiom the building setbacks development
standard by proposing a zero lot line development to allow for duplex construction of
owner-occupied single family residential units. The City of Port Orchard zoning code
allows this departure, except that structures located on the perimeter of the PRD shall
be set back in accordance with setbacks of the underlying zone.
3. The minimum setback requirements in the R-20 zone are 15 feet from the street right-
of-way; 5 feet from the side yard; and 10 feet from the rear yard unless required
parking is served by an alley, residential street setbacks may be reduced to 10 feet.
The proposal is in compliance with this standard.
4. The site does not contain unique or sensitive physical features.
5. The applicant is proposing an underground stormwater detention vault which may
also provide approximately 12,000 sf of open space in addition to a 7,000 sf
playground area.
6. The proposed lot layout is generally uniform in design and appearance. Lot access is
direct fiom the internal streets rather than from an alleyway or from the rear yard, as
such the streetscape is dominated by driveways and garages.
7. The proposed primary access street appears to have a travel width of 28’.
8. Phasing is not proposed.
9. Olney Avenue North is a collector arterial with a 60’ right of way. The improved
roadway is not currently up to city standards, and does not include curb, gutter or
sidewalks.
10. Proposed street frontage improvements include sidewalks and landscaping along
Olney Ave.
11. The project is within the Karcher Creek Sewer District service area and will be served
by that District.
12. The project is within the Annapolis Water service area and will be served by that
District.
13. Fire department access appears to be adequate as shown the preliminary site plans
dated received by Fire District 7 on September 23,2002.
<- ~~
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-it "B"
Ordinance No- 1879
111. DlSCUSSlONlCONCLUSlONS:
1.
2.
3.
4.
5.
6.
'. 7.
8.
The proposed development is consistent with the Comprehensive Plan.
The proposal meets the minimum lot area requirements for a PRD.
The proposed setback departure is consistent with applicable code.
The proposed design does not meet the PRD criteria for the provision of parking
at the rear of sites or the provision of alleyways. It is unclear whether the proposal
meets the second part of the criteria for an uncluttered appearance.
Safe pedestrian walkways for school children is not adequately provided without
the provision of sidewalks and cross-walks located near the existing bus stops.
The preliminary design does not appear to provide adequate off-street parking
space for two vehicles. The design of the proposed access street does not appear
to have adequate width to accommodate parking along the side of the street, and
this could put an excessive number of cars along the curb. In addition, the
garbage truck and other support agencies may have trouble getting access to the
curb. The problem will be intensified for the two feeder roads, which have a
narrower travel lane.
The section of Olney Avenue in front of this project was not paved by the City
since it was anticipated that the project will require street excavation for utilities.
Rockport and Aidan Place paved their section of Olney Avenue and the city
recently repaved the street along the shopping centers.
The City does not have impact fees for parks or recreation and looks to
development to help mitigate the recreational needs of the new homes. Previously,
the City has had subdivisions provide private playgrounds that are owned and
maintained by the homeowners associations. Those playgrounds are often on a
single lot and are often too small to be inviting to the residents. That potential
problem is exacerbated with the smaller lots that are being proposed.
IV. RECOMMENDED CONDITIONS OF APPROVAL
1.
2.
3.
4.
5.
All SEPA conditions and applicable code requirements shall be met.
The planning department recommends a minimum 10 foot separation between
structures to allow for circulation of light and air between structures.
The developer shall construct concrete sidewalks that are 5 feet wide, curbs and
gutters along the full length of the project along Olney Avenue.
To accommodate safe pedestrian amenity, a cross walk shall be provided and
located near the Kitsap Transit shelter and South Kitsap School District Bus stop.
~
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wit NB I!
Ordinance No, 1879
To ensure public safety and to accommodate for road maintenance and adequate
circulation for support agency vehicles, the fire department shall approve all road
designs.
To bring the remaining section of Olney up to the condition of adjoining road
segments, the developer shall overlay that section of Olney Avenue abutting the
property for the full width of Olney Avenue. Repaving will include striping,
thermoplastic markings, and any necessary road repairs.
There will not be any driveway access directly to Olney avenue.
Prior to final plat approval, the Developer shall pay the city $150.00 for one stop
sign, one dead end sign, and miscellaneous signs for street names and parhg
regulations.
Prior to final plat approval, the requirements for the streets, curbs, and sidewalks
shall be physically completed.
The project shall provide a playground area that is a minimum of 7,000 square
feet, which is owned and maintained by the homeowners association.
Prior to the City issuing the 25" building permit the playground shall be
constructed and open to the residents and maintained by the Homeowners
Association.
Unless otherwise approved by the City Engineer, the playground shall contain
equipment of commercial use quality with and include or be eauivalent to at a
minimum:
Aswing;
A slide;
Aspringtoy
Impact resistance surface, as recommended by the manufacturere;
A fence around the entire lot.
All utilities, except water appurtenances shall be underground.
Provide catch basins at the entrance from Olney Ave.
Covenants for the performance of the ErosiodSedimentation Control Facility and
Stormwater Maintenance and Operation is required and must be submitted to the
City for approval prior to final plat approval.
The one fire hydrant shown on lot 38 needs to be relocated across the street
between lots 13 and 14.
Before construction may begin on any lot, fire flow and fire department vehicle
access must be provided.
Final plat approval will not be granted until the Annapolis Water District provides
concurrence that the water system is constructed to the satisfaction of the water
district.
Fmal plat approval will not be granted until the Karcher Creek Sewer District provides
concurrence that the sewer system is constructed to the satisfaction of the sewer district.
6.
7.
8.
9.
10.
11.
12.
13.
14.
15.
16.
17.
18.
19.
20.
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City
of Port
Orchard wAsmGToN
Exhibit " C "
Ordinance No, ,1879
TO: Mayor, City Council
FROM: City Planner
DATE February 19,2003
SUBJECT: Highlands at Karcher Creek- Plat/€'RD Resubmittal
~
The applicant, Olney Avenue LLC, represented by Richard Ftizpatrick, has provided the City
Council a redesign of the platlplanned residential development for the project referred to as 'The
Highlands of Karcher Creek". This consideration will be before the City Council on February 24,
2003. The Zone Reclassification Ord. 1879, and the Preliminary Plafllanned Unit Development .
Resolution 2002, attached, are revised consistent with the proposal for Council consideration
*This packet should be attached to the Plat and Revised Project Summa* you'should have
received last week.
Background:
The Public Hearing and comment period was closed on November 25,2002. A Decision-only
hearing was held by the City Council on December 9,2002, for re-consideration of the motions
approving the Zone Reclassification and Plafllanned Residential Development (PRD), directing
the Staff to prepare the final Zone Reclassification ordinance and PlaflRD Resolution. The
motion for approval, also added back into the decision condition No. 5 (which was deleted by the
Planning Commission) as follows:
To accommodate offstreetparking, the project shall be designed with alleys# or an
alternative solution approved by the City Engineer that satisfies the criteria for an
uncluttered appearance while accommodating parking, with final approval by the City
Council.
On December 20,2002, hh. Fitzpatrick submitted a letter of request to table the decision to allow
for time to analyie development options for the site. The Council oficially tabled the decision
on December 23,2002. On January 13,2003, at the request of the applicant and with general
consensus, the Council agreed to continue the discussion of project until February 24,2003.
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e .
FebrUary 19, 21)03
Exhibit “C“
. . .. . . I.~al~sis.ofRevised.~~e~minary_Plat: - __ . . ., . . . .... .-. .- . .. .. ,.,....
The following revisions are proposed as illustrated on the preliminary plat and planned residential
site plan:
a
0
The total number of lots has been reduced from fifty (50) lots to forty (40) lots. Resulting
density is 16.6 dwelling units per net useable acre;
Alleys have been added to the design to provide for rear garage access to twenty-two (22)
of the proposed lots. (Lots 1 thru 14 and lots 27 thru 34 will have alley access);
Lots with alley access are proposed to have a ten (IO) foot front yard setback which is a
modifcation of the standard fifteen (15) foot front yard setback allowed in the R20 zone.
A ten (IO) ft. separation is illustrated between structures, with a zero (0) ft. separation
between the attached units at the common property line. Rear yard setbacks is ten (1 0) ft.
Lots with frontage road access will accommodate parking within their driveways with a
minimum setback of fifteen (15) ft.
The proposed minimum lot size has been modified from the 2178 square feet allowed
under the R20 zone to a minimum 2100 square feet on those lots with alley access.
Five (5) foot sidewalks are proposed along one side of the Access and Feeder Roads
within the Plat. (The applicant is requesting a modifcation from the standard road
section which illustrates five foot sidewalks on both sides of the Access and Feeder
Roads)
Landscaping and overall open space has been increased along the road frontages, where
garage access is provided fium the rear alley ways. Additional buffering is provided
along the north side of the feeder loop road, between the proposal and neighboring plat
of Rockpolt.
n. Architectural Design:
Based on the redesign of the project to incorporate alley ways, the applicant has provided a
design concept building elevation plan that illustrates garages accessed to the rear of the
buildings, for twenty-two (22) of the forty (40) lots. The remaining will be provided with
garage access from the frontage road.
The building design concept for the homes with rear alley access illustrates traditional
building design elements, such as:
Panedwindows
Front porches
Steepened roof line (12/12 pitchtyp.)
3-StOV construction
2 car garages with additional on-street parking
The building design concept for the homes with frontage road access illustrates:
Panned windows
Front porches
2-story construction
Steepened roof lines (8112 typ)
2 car garages with driveways able to accommodate 2 parking spaces
2
Exhibit "C" February 19, 2003
EL Stormwater Analysis:
Westsound Engineering has provided a supplemental summary stormwater drainage plan
analysis in consideration of the revised Plat/PRD.
are within the parameters considered with the initial storm plan analysis.
The analysis indicates that the revisions
IV. Attachments:
1. Highlands at Karcher Creek, Revised Preliminary Plat drawing, illustrating 40
lots for single family attached duplex housing, dated February 7,2003.
2. Highlands at Karcher Creek, Revised Landscape and Recreation Plans,
illustrating proposed building locations, parking, conceptual landscaping, and
recreation areas.
3. Westsound Engineering, Inc. summary of revisions, dated February 7,2003.
4. Staff analysis of Westsound Engineering Stormwater Plan summary, memo
dated, February 18,2003.
V. FmdingslConclusions:
1. The Findings and Conclusions of the planning staffreport dated October 10,2002,
attached, are compatible with the revisions as presented.
2. The proposed redesign, dated February 7,2003 does meet the PRD criteria of
utilizing design techniques to promote an uncluttered appearance such as a variety of',
lot sizes, parking at the rear of sites, and the provision of alleys.
. .
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CITY OF PORT ORCHARD
PLANNING CQMMXSSIQN
RESOLUTION 326-02
A RESOLUTION 3Y.T€lB CITY OF PORT ORCHARD PLANNING COMMISSION
DEVELOPMENT OF 50 RESDENTIAL LOTS OF DUPLEXES WITH ZERO-LOT- mCOMMENDINQ THE APPROVAL OF A PLAtTNED RESIDBNTLAL '
' LINBSETBACKS~ARBZONEFROMR4.5TOR20.
WJRIEREAS, the City approved m application to amend the Comprehensive Plan
WHEREAS, the Planning Co&sion held a Public Meeting for the
designation for the property to High Density Residential in 2601; and
Development Application on Wednesday, October 30,2002; and .:
I wBERE;Qs, the applicationis in compliance,wid the gods ana policies ofthe
. & TIDIREFORE FIND the proposd is not -&tal to the ~th, safety,
&welfare of the commudty and is proposed to be within the character of the Growth
Maoagement Act, Comprehensive Plan, and the community,
cog@ensive Plan; - -. __-.---_ -. i
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CONCLUSION . Based upon the facts, testimony, ind the matejials 'e m%
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presented et the Meeting, we iher@ore conclude.that the proposal to develop a 50-unit
BE IT RESOLVED that the Pl-g COnrmission of the City of Port Orchard
, p-2 consistent with the he&&, safety, and welfare of the City of POrtorchaKt
0 - mcl
does hereby respectfidly request that the City Council approve the proposed PRD &
Rezone Application with the Revised Recommended conditions of Approval:
1. An =A conditions and applicable code requirements shall be met.
2. The planning department recommends a minimum 10 foot separation' between
structures to allow for circulation of light and air between structures.
gutters along the.fulI length ofthe project dong Olney Avenue.
4,' To accommodate safc pede& amenity, a cross walk slid be piovided and
located near the Kitsap Transit shelter and South Kitsap SchoolDkkict Bus stop.
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-m 3. The developer shall construct COIlcTete sidewalks that are 5 feet wide, cubs and '
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6. TO ensure public safety and to accommodate for road maintenance and adequate
circulation for qport agency vehicles, the fire department ShaIl approve d road
designs.
7. TO bring the redg section of OJney .up to the condition of adjoi&g road
segments, the developer shall overlay that section of Ohey Avenue abutting the
properQ for the full width of Obey Avenue. Repaving'wiU include strip&g,
thermoplastic markings, apd any necessary road repairs,
8.
9. Prior to fbal plat approval, theDeveloper'shalI pay the city $150.00 for one stop
sign, one dead end sign, and miscellaneous .signs for street names and parking
10. Prior to fd plat approval, the requirements for the streets, chrbs; hd sidewalks
shall be physically completed.
11. The project shall provide a playgmund area that is a rhin;mum of 7,000 square
feet, which is owned and xnainbined by the homeowners associatioa
12,Prior to the City issukg the 25' building permit the phyground shall be
coutdmcted and open to the residents apd m&tained by the Homeowners
hwodation. '
13. Unless oth4e approved by the City Engineer, the playground shall 'contain
equipment.of commerckd use quality with and iidude or be equivalent tQ at a
Aswiag;
Aslide;
Aspringtoy
will not b'e any driveway access directly to Olney Avenue.
regulations.
..
. .. Impact resistance surface, as reco&ended by &e manufkctura;~ . I. ...
.... a. .A-f~ce.~ou&he.e&e lot ........................ ........... .......
14. AU utilitiq except water appytenances shall be underground,
15. Provide catch basins at the entrance frcm Olney Ave..
16. Covenants fdr the perfoTmanct? of the Rrosidedimentation Control Facility and
Stomwater Maintenance and Operation is requked' and must be submiked to ffie
City for approval prior to final plat approval.
17, The one fie hyht shown on lot 38 needs to be relocated amy the .street
between lots 13 and 14.
18.Beforeconstmctionmaybeginansnylot, frreffowandfire deparh;zentvehicle
mess must be provided
19. Pi pIaf approval will not be graated until the Annapolis Water District provides , . I
CliSbiCt.
20. Final plat approval will notbe granted unk the kch& Creek Sewm Disk& .
provides concmace that the sewer system is constructed to the satisfaction of
the sewer district.
PASSED this 30* day of October 2002.
.
.t
concurrence that tlie water system is constructed to the satisfaction of the water: - -
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PORT ORCHRRO CITY OF ORD 02.88 Kitsap Cot Ufl
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CprY OF PORT ORCHARD
PLANNINQ COMMISSION
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2003030601 54
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83/86/2883 12 28P
PORT ORCHRRD CITY Of ORB $32 89 Kllsap CO. hi(
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