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Home My WebLink About2171• ORDINANCE NO. ,2/7/ AN ORDINANCE of the City of Port Angeles reclassifying property on the north side of Front Street, approximately 200 feet east of Lincoln Street from CAD to CBD. WHEREAS, The Planning Commission of the City of Port Angeles has held a public hearing and recorded its recommendation to the City Council in the Planning Commission Minutes of Septem- ber 9, 1981; and WHEREAS, the requirements of the State Environmental Policy Act have been met; and WHEREAS, the City Council, after a public hearing, finds that said rezone would be in the best interests of the City and of its citizens and in keeping with the Comprehensive Plan; now, therefore, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF PORT ANGELES as follows: Section 1. The Official Zoning Map, Ordinance No. 2158, and Ordinance No. 1709 are hereby amended to change the zoning of the following described property from CAD, Commercial Arterial District, to CBD, Central Business District: Lots 14 and 15, Block 17, Thompson's and Goodwin's Subdivision to the Townsite of Port Angeles. Section 2. The City Clerk is hereby directed to file a certified copy of this Ordinance with the Clallam County Auditor. PASSED by the City Council of the City of Port Angeles at a regular meeting of said Council held on the 6th 'day of Octo:. ber, .1981. Marian C. Parrish, City Clerk APPROVED AS TO FORM: Crai• . Miller, City Attorney PUBLISHED: [� .�e� p/ MEMORANDUM October 1, 1981 TO: City Council `ref . FROM: Planning Department.../.- RE: Rezone No. RZ- 81(9)8 - Rezone 14,000 square feet from CAD to CBD On Wednesday, September 9th, the Planning Commission voted 5 - 0 to recommend rezoning 14,000 square feet on the north side of Front Street, approximately 200 feet east of Lincoln Street, from CAD (Commercial Arterial District) to CBD (Central Business Dis- trict), citing the following findings: 1. The rezone complies with Comprehensive Plan Commercial Policies Nos. 1 and 2, with greater emphasis on Policy No. 6. 2. The rezone would put all of the Applicant's property within one zone. The Minutes of the Planning Commission discussion, the Department Report and Application are attached for your information. (If the Council concurs with the Planning Commission, it could cite the Commission's findings as its findings of fact.) • 1 'C - 9-9-81 • REZO NE EEA;?1`;C - RANTA . Request to rezone 21,000 square feet from CA[) (Commercial Arterial District) to CBD (Central Business District) . Location: North side of First Street, approximately 200 feet east of Lincoln Street. Mr. Ranta excused himself on the conflict of interest and left the hearing room. Mr. Carr reviewed the Department Report; Chairman Thompson opened the public hearing. Ken Sweeney, Clark and Associates, exhibited an aerial photo- map and an aerial phototograph. The reason for requesting the change is to permit an office building in excess of 30'. The property is more compatible with the C13D than the CAD, and expansion of the CBD is suggested in earlier Downtown plans and studies. John Layson, consultant from Seattle, reviewed the economic feasibility of the project. Mr. Sweeney said that the westernmost lot is already in the place all of the ap- plicant's Zones. and the zoning change would lace a property in one zoning district. Mr. Downie asked if a multi-use building has been con- , s.idered; to which Mr. Lawson responded-that they are only feasible in very tall buildings. Chairman Thompson closed the public hearing; Air. Bennett observed that the Commission was considering only the rezone of the property, not the ultimate use. .fir. Bennett then : :loved to recommend approval of the rezone of-14,000 square feet from CAD to CBD, based on compliance with Comprehensive Plan Commercial Policies Nos. 1 and 2, with greater emphasis on Policy No. 6; and because it Mould put all of he applicant's property within one zone. Mr. ;'hidden seconded this motion, which passed 5 - 0. CITY OF PORT ANGELES Planning Department 107 North Oak Street Port Angeles, Washington September 2, 1981 DEPARTMENT REPORT - Rezone File No. RZ -81(9) 8 Milton E. Ranta 1. PROPOSAL: Applicant is proposing to rezone 21,000 square feet, contained in three lots, from CAD to CBD. 2. ZONING PURPOSE AND INTENT: CAD Zone - The area of major commercial activities oriented to automotive traffic. The least restrictive of the commer- cial zones. CBD Zone - The area of major commercial activities oriented to pedestrian traffic. 3. LOCATION AND EXISTING DEVELOPMENT: The property is located on the north side of First Street, imme- diately east of the Central Business District. Immediately west of the site is a City parking lot. South contains commercial establishments, including an insurance company, printing company and auto dealership. East and north are residential uses. Most of the subject property is 35' to 40' above First Street, with an area immediately adjacent to First Street, previously excavated to street level, currently used for parking. Access to the higher areas of the property is from the alley and Chase Street. 4. COMPREHENSIVE PLAN: The following Comprehensive Plan Policies are most applicable to this rezone: Commercial Policies Nos. 1, 2, 6, 7, 10 (pp. 34 -36): • Department Rezone No. RZ--81 (9) 8 Page 2 1. New commercial development should occur only where streets and access, and sewer, water, and'power services are adequate to accommodate them. These services should be provided prior to or at the time of development, not afterward. 2. The City should retain the commercial "T" as the major commercial activity area of the community. All other commercial development activity should follow a cluster configuration rather than a strip pattern. 6. Major finance and commercial, major retail and pedestrian tourist oriented retail and personal services operations should be encouraged to lo- cate in the historical downtown (CBD) and south along Lincoln. 7. Automotive related, fast food franchise and whole- sale o rations should Locate in the First Street and Front Street leg of the commercial "T ". 10. Commercial development in historical downtown should re- emphasize its waterfront location; should be oriented to pedestrian traffic and should provide maximum enjoyment of the environ- ment and maximum protection from adverse weather conditions. In.the interests of conciseness, the entire Plan has not been cited. However, the full intent of the Comprehensive Plan is considered in this analysis. 5. ENVIRONMENTAL REVIEW: A Declaration of Nonsignificance has been issued and is on file with the City. Subsequent development, depending upon its nature and the degree of site alteration, may or may not require an EIS. 6. DEPARTMENT EVALUATION AND RECOMMENDATION: Essentially, the question before the Commission is whether the property is more appropriately suited for Central Business Dis- trict use or Commercial Arterial District use. Both zoning designations comply with Commercial Policy No. 1, since facilities Department Report No. RZ -81 (9) 8 Page 3 are all available•to the site. Since the site occurs within the Commercial "T ", both CAD and CBD designation would comply with Commercial Policy No. 2. The CBD is for major finance and commercial, central -City type of uses; while the First and Front Street area is auto oriented. Expansion of the CBD Zone to cove this site would not conflict with Commercial Policy No. 6. Nor, given the location of the site, would retention.of the CAD Zon- ing conflict with Commercial Policy No. 7. However, the Commis- sion should also consider site - specific characteristics, such as the bluff elevation difference, to determine if the property is more appropriately designated for Central Business District use or a CAD- designated use - essentially whether Commercial Policy No. 6 or No. 7 should have primary emphasis with respect to this site. The portion of Commercial Policy No. 10 most directly ap- plicable to this application is the pedestrian traffic orienta- tion. It is questionable that given the site specific character- istics the site, as presently existing, would be pedestrian oriented. Nor it is particularly oriented to auto uses. Exca- vation or other significant development could change this. If the Commission determines that CAD is more appropriate, it could cite compliance with Commercial Policy No. 7 and the func- tional and spatial relationship of the property to the First Street portion of the Commercial "T ". If the Commission determines that the site is more appropriately zoned CBD, it could cite the following as potential findings of fact: 1. Compliance with Commercial Policy No. 6. 2. The strengthening of the existing CBD by its enlargement to include this site. • p.` HEAo LINE LINE ARBOR -JJ.i,L I i r i 7 I /-7-7-77--,v) L / , L• —..._ , :— / 4,,,, ..—. ---...-4-4-/ /-ti-_,_ ,'S 7 i.., I , • T—r—, ._ .1...., , .... j ....L ..a-S, --------‘; :;/"."/ .')..1c;-,,-.1.'-`,,-")---.6.-- ,2,.,... t..,„, -,..1-0; c : /:7..e 4- ' ... \-lvi le: Or- ( 5f . .'s ---"''-; -, RZ-81(9)8 - Milton E. Ranta Lots 13, 14 and 15, Block 17, Thompson's and Goodwin's Subdivision YR 1s. e FILE NO. 1% / J CITY OF PORT ANGELES REZONE APPLICATION PLEASE READ ALL INSTRUCTIONS BEFORE COMPLETING THIS FORM. 1(a) APPLICANT Milton E. Ranta DAYTIME PHONE 457 -6982 ?WDRESS 911 South "C Street, Port Angeles, Wa. 98362 452 -3381 (b) PROPERTY OWNER Same PHONE ADDRESS 2 (a) LEGAL DESCRIPTION OF SUBJECT PROPERTY Lots 13, 14, 15, Block 17, Tho:pson's and Goodwin's Subdivision (b) LOCATION OF SUBJECT PROPERTY North side of First Street, approxi- mately 200 feet east of Lincoln Street. 3. SIZE OP SUBJECT PROPERTY 21,000 sq.ft. blocks 1/2 acres. 4. CHARACTERISTICS OF S;;EJECT PROPERTY The property is vacant and unused at present, ex. for the front 40 feet adjacent to First St., or.which downt_- - -. employees (for the most part) park. The ele- vation at street level is GO feet above sea level. Behind the parking area the property rises abruptly to an upper level which has an elevation 95 to 100 feet. 5. CHARACTERISTICS OF SURROUNDING AREA A city parking lot occupies the three lots to the west. The three lots to the east are occu- pied by a multi - family residence, accessible from the alley. Across the alley to the rear are residences. Across First Street to the south are various commercial establishments, including Gellor Insurance, Business Printing, and Lannoye Motors. 6. EXISTING ZONING OF SUBJECT PROPERTY CAD, Commercial Arterial District. This is a zone of major commercial activities oriented to auto- mobile traffic. It is the least restrictive of the commercial zones. 7. REQUESTED ZONING OF SUBJECT PROPERTY CBD, Central Business District. This is the area of major commercial activities oriented to pedestrian traffic. Rezone Application Page 2 8. APPLICABLE COMPREHENSIVE PLAN POLICIES On page 34, Commercial Policies 1 and 6 apply. On page 3G. Policies 10 and 15 apply. 9. JUSTIFICATION FOR ZONING CHANGE SEE ATTACHED SHEET. • NOTE: The attached Environmental Checklist must be com- pleted before your application can be processed (Chapter 197-10 WAC). 10. I CERTIFY that all of the above statements are true to the best of my knowl- edge, and acknowledge that wilful misrepresentation of information will ter- minate the application. FILE NO. I - DATE PEC'D TET.1.5.!. n.:? 341 217V -- POST SIGNATURE? DATE (5 I • 1 4. } • • 9. JUSTIFICATION FOR ZONING CHANGE The applicant proposes to construct an office building on the site which would exceed the 30 foot height limitation imposed in the CAD zone. In order for the building to exceed three stories, it is necessary to have CBD zoning. The site is adjacent to proper- ties which have CBD zoning and there appear to be no reasons that zoning should not be extended eastward and applied to the three lots owned by the applicant. The proposal is consistent with the Comprehensive Plan policies, goals, and objectives. Extending the CBD zoning and allowing the office building to be built would seem to be in the best interests of the city. The site is underutilized at present and does not contribute signifi- cantly to either the City's tax base or economic base. The pro- posed construction should improve the development potential and thus the value of nearby properties. It could stimulate other projects throughout the downtown area. Furthermore, it could start a trend toward concentration of uses in the CBD in a verti- cal pattern, as opposed to the horizontal, spread pattern which has been prevalent in the past. The City's downtown parking situation would be improved in that, to satisfy parking needs, the office building construction would be accompanied by a multi -level parking garage addition to the City's adjacent parking lot. The appearance of both the corner and the applicant's property would be improved with a unified architectural style. The topography of the site lends itself to the project. Excava- ting the site for a 30 foot building would leave five to ten feet of soil back of and above the new building. This would be com- parable to the bluff behind most of the buildings on the south side of First Street between Lincoln and Oak Streets. There is a continuing problem in that area with erosion. A taller building, as proposed, would eliminate that type of a problem in this area. ?"- 1 1 4 14-1. Fi;V IV 7- . ' • • • . •-..., <-. .-. . .. .. . o:... • . ' . '''•:.' •:.... : :• • .. ....;• : ''• '? ' -' : -i.:1-./..":1•!';-•;',•;:',.'.i,,,);".,1:-. ; c,...1 --; . • ; • • • • \-1") i--• • STREET FIRST 11776L-Nn C5/2 ;V • !- • • .4„, 7-•/4 FT- •:- e.." • T/ -;'•-•1/.••,z; S113,_TECT PROFII_WT/- --- --------- -- -- •.— : 1 ' `7 n .-..-&:;,/,_:,.Dil').1?,:'.??;:i7f,--7•77i •-• .39.:F±:::,..71:-:. —7:;±' --. :-77:7.---:' ..,4 i. .. • . .:::•:::::::::•:::::-.:-:::•:::•:- ::•:::•:•[::•.1 ••c-A"2 .4 , • • STREET D-L-SCRIP TIN L-:; /4. L.) j5 I 1--1" 7 t 4VD hi,/ 0/ 1, / ;ON l/V 77-1E • L-1!. ,y'/7/ A•_.-.2R ,•1 A16E4175, -LL AM 147, 4,5 'HIN6 770/V SCALE-/'2O - •ao • —o.mommo. C: A R K &. ASSOCIATES 1 • • , C.--/ tuct,01) ,•; 1 1 STATE OF WASHINGTON ) ss County of Clallam I, the undersigned City Clerk of the City of Port Angeles, Washington, do hereby certify that the hereto attached "City of Port Angeles Ordinance No. 2171," is a true and correct copy of the document (s) indicated above. WITNESS my hand and official seal this day of 19 f/ Aa*-4466, [i -,zQ City Clerk of the City of Port Angeles, Washington