31.04.340 4 Seasons neighborhood | Clallam County Code

31.04.340 4 Seasons neighborhood.

(1) Neighborhood Concerns Identified in the Planning Process. The 4 Seasons neighborhood is located within the ravine of Morse Creek. It consists of two urban density subdivisions, 4 Seasons Park and 4 Seasons Ranch. Open space amenities were designed into both subdivisions. 4 Seasons Ranch has a nine-hole golf course bordering Morse Creek which provides views of open space from many of the residences in the Ranch. Stables and pasture are available to area residents that own horses. 4 Seasons Park has open space bordering Morse Creek. Neighborhood concerns include flooding of Morse Creek, hilltop development visible from the Ranch, road failures near the entrance to 4 Seasons Park, traffic access and noise from Highway 101. The neighborhood is almost totally residential with the single exception of a real estate sales office. 4 Seasons Ranch is nearly built out while 4 Seasons Park has more vacant lots for sale. Average density is over four units per acre with many lots under 10,000 square feet in size.

The neighborhood has a strong desire to retain its residential character and maintain the scenic views available of the mountains from these developments. Commercial development on Highway 101 is not a preferred land use. The appearance of the Highway 101 corridor through the Morse Creek curve is excellent. State-owned right-of-way contributes to this natural appearance and should be retained. The State right-of-way at the entrance to 4 Seasons Ranch could be utilized as a park site along the waterfront trail.

The waterfront trail from Port Angeles will utilize the old railroad right-of-way providing this neighborhood with excellent bicycle access to downtown Port Angeles. Commuters utilizing this trail to access downtown from 4 Seasons would likely experience travel times equal to cars traveling to the same point utilizing Highway 101.

Egress from the 4 Seasons is becoming increasingly difficult due to heavy traffic volumes on Highway 101. Installation of a traffic light at Deer Park might improve this situation.

(2) Boundary. [Policy No. 1] The 4 Seasons neighborhood is bounded by the ravine walls of Morse Creek.

(a) [Policy No. 2] Rural density development of up to one unit per acre should be permitted within the developed portions of 4 Seasons neighborhood which is in accord with current development patterns.

(b) [Policy No. 3] Further commercial land use should not be allowed in the Morse Creek curve to protect the scenic nature of this gateway entrance into Port Angeles and to prevent the potential for extreme traffic problems in this tight curve.

(c) [Policy No. 4] The steep, unstable slopes of the Morse Creek Ravine should be designated for urban very low residential densities with an open space overlay zone to indicate that they are areas which will be targeted for transfer of development rights in order to further protect these largely unbuildable sites and allow them to remain in a natural state. Allowing for transfer of development rights addresses the issue of a taking occurring when minimal development will be allowed.

(a) [Policy No. 5] The steep-sided creek ravines and creek bottom lands of Morse Creek should be protected for public safety, maintenance of water quality and as linear wildlife corridors through the neighborhood. These areas when left in a natural state stabilize the geologically unstable ravine and bluff environments, filter out sediments before they reach streams and shorelines and provide critical habitat for eagles, falcons, and other birds utilizing trees for perch or nesting. Allowing transfer of development rights from these areas and providing open space tax benefits to owners will further the protection of these critical areas.

(b) [Policy No. 6] Stormwater runoff is causing considerable bluff-front gully erosion and deposition. Controlling the scale of commercial development in urban neighborhood commercial land use designations located on Highway 101 should limit the impacts of stormwater on adjacent residential developments to the north. When developments are reviewed, maintenance of natural water control in the form of wetlands should be a prime concern along with ensuring on-site retention and slow release of stormwater from urban development.

(a) [Policy No. 7] Assign high priority to Morse Creek for restoration efforts due to potential for salmon habitat. Build support for restoration activities among agencies, organizations, and residents.

WA Department of Fish and Wildlife, Elwha S’Klallam Tribe, Clallam County

(b) [Policy No. 8] Focus education and technical assistance on the lower two miles of this creek. Discourage residents from “cleaning” the riparian corridor. Provide landowners with information about shoreline management, riparian corridors, flood management, and other pertinent issues. Provide technical assistance to insure that existing habitat is protected. Revegetate with stabilizing plants; establish view corridors. Pursue development of off-channel fish habitat.

Clallam Conservation District, WSU-Cooperative Extension, Elwha S’Klallam Tribe, Clallam County, WA Department of Fish and Wildlife

(c) [Policy No. 9] Encourage the Four Seasons Homeowners’ Association to “adopt” the creek, by assuming some responsibility for observation and monitoring of creek conditions, restoration projects, and pollution prevention. Publicize their positive efforts.

WSU-Cooperative Extension, Clallam County

(d) [Policy No. 10] Because fish populations in this stream are particularly vulnerable to habitat degradation, establish limitations on surface water withdrawals to maintain optimum instream flow for fish. Encourage water conservation during low-flow months.

WA Department of Ecology, Clallam County, City of Port Angeles, PUD #1 of Clallam County

(a) Repealed by Ord. 584 , 1996.

(b) Repealed by Ord. 584 , 1996.

(c) [Policy No. 13] Pollution from failing sewage systems should be addressed. Septic systems in 4 Seasons Park and the community system in 4 Seasons Ranch should be carefully monitored to ensure that no untreated materials reach Morse Creek or the Strait. Clallam County should develop an education program to make homeowners aware of low-cost loans available for on-site sewage disposal system repair or replacement through the Water Quality Cleanup Fund.

(a) [Policy No. 14] The steep-sided creek ravines, Morse Creek bottoms, the golf course and marine shoreline form natural greenbelts for this neighborhood.

(b) [Policy No. 15] Owners of wetlands, marine bluffs and ravines should be encouraged to file conservation easements on these portions of their property to protect them from development, provide open spaces and gain tax advantage. Owners of critical areas identified by an open space overlay should receive the advantage of qualifying for open space taxation regardless of property size.

(c) [Policy No. 16] Public access along the saltwater shoreline should be encouraged through completion of this section of the waterfront trail.

(a) [Policy No. 17] Development of a new east-west local access road providing an additional entry point into the Port Angeles area from the east could relieve some of the traffic congestion at the Morse Creek curve.

(b) Repealed by Ord. 584 , 1996.