P.O. Box 936, 2095 Main Street, Ferndale, WA (360) MINUTES {tc "MINUTES " \l 2} July 13, :05 PM

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1 PLANNING COMMISSION P.O. Box 936, 2095 Main Street, Ferndale, WA (360) MINUTES {tc "MINUTES " \l 2} July 13, :05 PM Commissioners Present: Commissioners Absent: Sam Boulos Vice-Chairperson Brad Oxford Steve Martinson Brian Wilson (arrived 7:08) Joan Beller JoAnn Moore - Chairperson Kent Thomas Staff Members Present: Tom Black Planning Director Michael Jones Associate Planner Kim Denman Recording Secretary Call to Order: Vice-Chairperson-Sam Boulos called the meeting to order at 7:05 pm. The roll was called, noting that Chairperson Moore and Commissioner Thomas were absent. Mr. Black announced that the public hearing scheduled for tonight on the South Church Plat was pulled from the agenda and rescheduled for the August 10 th meeting. Agenda Item #1 Corina Hardin Mountainview Meadows Preliminary Plat/Plat Variance, Located at 5477 Mountainview Road in the RO zone. Vice-Chairperson Boulos asked for the staff report, which was presented by Michael Jones.

2 Mr. Jones said noted two additional items concerning this case; one is a pair of letters from Mr. Hong about the long-standing drainage issues on his property; the second is a more recent version of the plat. Both were distributed to the Commission. Also, there is an error on the address; it should read 2477 Mt View Rd. Mr. Jones explained that the project is a 15-lot residential subdivision with one open space and detention tract, which also requires a variance to the city standards to allow some lots with less than the required minimum street frontage. Vice-Chairperson Boulos summarized the procedures for a Public Hearing, told the audience that anyone wishing to speak should sign up, and then opened the public hearing. Public Comment: Corina Hardin, th Street, Bellingham, WA 98225, gave an overview of the proposed project. She said they are trying to utilize the space so as to maximize views. In response to staff concerns about not precluding other allowable uses in the R-O zone, she said they encouraged home occupations. George Hong, 2396 Douglas Rd., Betty Stoneking, 2497 MT View Rd., Stan & Naomi Jones, 2429 Mt View Rd., and Sue Remaklus, 2493 Mt View Rd., Ferndale, WA all voiced their concerns about the flooding from Church hill and existing drainage problems in the general area. These property owners all felt that the proposed project would worsen the situation and thought the city should do something about the area-wide drainage issues before approving additional development. These neighbors also expressed concerns about traffic, noise, and height requirements. Vice Chairperson Boulos closed public hearing. There was general discussion amongst the commissioners regarding allowable uses, and drainage issues. The members talked at some length about the kinds of uses that should be permitted. Mr. Black noted that the proposal was to Planning Commission Page 2 07/13/05

3 create lots, and that uses that would be allowed in the R-O zone would be allowed on these lots as long as they met all other development standards unless they were precluded by the developer in the CC&R s. Mr. Black said that staff recommended that such uses not be precluded in the CC&R s.. Regarding drainage, Commissioner Beller stated that there has always been a drainage problem in the Church hill area and it should not be this developers problem to fix it. Commissioner Wilson asked if construction of sidewalks would generate more water, and asked what is considered normal sewer depth. Jeff Vander Yacht of PSE commented that when the curbs, gutters and sidewalks on Mountainview are developed, a catch basin would be installed and water would be routed through to the detention pond. Usually a sewer line is not shallower than 6 7 feet. A pump station might need to be installed, but they are not as reliable as a gravity sewer. Mr. Black commented that the drainage issues in the area are complex. The Public Works Director has been working on the issues and knows about Mr. Hongs problem. The current law states that storm water caused by new building cannot change or increase the current drainage situation. The city would generally like to avoid pump stations, due to maintenance and reliability issues. Vice-Chair Boulos asked if there was any drainage to the east or west of the property or if there is any storm water drains scheduled to be installed to keep the water from running into the neighbors property. Jeff Vander Yacht said they won t be developing each individual lot, but they will set the road grade sloping to the street with the roof run off collecting water to the storm drain in the road. The rear yard could have a perimeter drain added to further protect downstream properties. MOTION: Commissioner Beller made a motion to APPROVE the Variance request for the Preliminary Plat of Mountainview Meadows. Planning Commission Page 3 07/13/05

4 Commissioner Oxford SECONDED the Motion. The motion PASSED by unanimous vote. MOTION: Commissioner Wilson moved to recommend APPROVAL for the Preliminary Plat, Mountainview Meadows, based on the staff recommendations, Findings of Fact, and Conditions of Approval, with two additions, 1) the CC&R s will not exclude home office, duplex, tri-plex or mother-in-law suites as allowed by the zone, and 2) add a perimeter drain along the east and west project boundaries, unless determined to be ineffective by the Public Works Director. Commissioner Beller SECONDED the Motion. Commissioner Beller made a motion to AMEND the first motion not to exclude accessory use office. Commissioner Oxford SECONDED the Motion to amend. The motion to amend PASSED by unanimous vote. The motion to approve the project as amended was unanimously APPROVED Agenda Item #2 Introduction of Buildable Lands Inventory (BLI) Mr. Black introduced the summary of the Buildable Lands Inventory and asked the Commission to go over it and get back to him with any questions. He noted that the results of the inventory showed that we have more than enough buildable residential land in our UGA to accommodate growth for at least 20 year. He explained the basic methodology used, and noted that this tool was primarily developed as a prerequisite for update of the Comprehensive Plan. Agenda Item #3 Approval of Minutes June 15, 2005 Planning Commission Page 4 07/13/05

5 Minutes Approved by consensus for June 15, 2005 Agenda Item #4 Unfinished Business Mr. Black stated that the committee on land use needs to setup a date and time to meet again. Vice-Chairperson Boulos, Commissioner s Oxford and Wilson all agreed upon Wednesday Aug 3 rd, 5:00 pm at Sam s office. Mr. Black introduced the new Senior Planner, Robb Millspaw. His job is to bring the comp plan up to date. Meeting adjourned 9:35 pm Recording Secretary: Kim Denman, Planning and Building Clerk Presented By: Tom Black, Planning and Building Director Planning Commission Page 5 07/13/05

6 Approved By: Sam Boulos, Vice-Chairperson Planning Commission Page 6 07/13/05