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HomeMy WebLinkAboutMinutes 01/10/1990 .. . . AGENDA PORT ANGELES PLANNING CDMMISSIDN 321 E.st; F=lft;h St;reet; Port; Angeles, Waehlngt;on 9B3S2 JANUARY 10, 1990 7:00 P.M. I. CALL TO ORDER II. ROLL CALL III. APPROVAL OF MINUTES: Meeting of December 13, 1989 IV. PUBLIC HEARINGS: 1. REZONE REQUEST - REZ 89(07)5 - DEL HUR, INC., Del Guzzi Dr.: Request to rezone approximately 36 acres from RS-9, Single-Family Residential, to RMF, Residential Multi-Family. 2. REQUEST TO CIRCULATE AN ANNEXATION PETITION - ANX 89(12)3, GLAUBERT/AUSTIN, Fairmont Area: Request to circulate an annex- ation petition for area west of the City limits. (Continued from December 13, 1989). 3. SHORELINE MANAGEMENT PERMIT - SMA 90(01)106 - PORT OF PORT ANGELES, East end of Ediz Hook: Request for a permit to allow replacement of an existing float; the placement of a second identical float; and placement of 8 piling. 4. SHORELINE MANAGEMENT PERMIT - SMA 90(01)107 - CITY OF PORT ANGELES, North Francis Street: Request to allow the develop- ment of six (6) parking spaces in association with the Water- Trail activity. 5. REZONE REQUEST - REZ 90(01)01 - DOWNIE/GUND, Southeast cor- ner of 8th and flG" Streets: Request to rezone property (5 lots) from RS-7, Single-Family Residential, to RMF, Residential Multi- Family. V. COMMUNICATIONS FROM THE PUBLIC VI. STAFF REPORTS 1. Report on Commissioner/Staff meeting of January 4, 1990 (housekeeping measures). VII. REPORTS OF COMMISSIONERS VIII. ADJOURNMENT . . . CITY of PORT ANGELES ATTENDANCE ROSTER ,ott1 NM\ "c;. TYPE OF 1'1EETING Q.A.1E OF 11EETlliG lOCATIOO PLANNING COMMISSION rt04?//Ahl /1'0 19t/a /l CITY HALL / ' ADDRESS: NAME: /1 q/~ - G (. p-Lf 14. , P-A . - I ~r I f <:> l.Jes J3l5S .E.. 1M (ARR..-y h..........uD S~.V rf"--~A"J. !/~~~ ~ {IL;;;;; (Oop) 5\14, Ij9t L'I'\J c. \.\ (.\() > / % &/..-j ~ /1/... t~ z%, - ~,./. ~f ~r Q,J , . . . III PLANNING COMMISSION Port Angeles, Washington January 10, 1990 I CALL TO ORDER Chairman Cornell called the meeting to order at 7:00 P.M. II ROLL CALL Members Present: Jerry Cornell, Donna Davison, Jerry Glass, Ray Gruver, Jim Hulett, Larry Leonard, Bob Philpott. Members Absent: None. Staff Present: Brad Collins, Sue Roberds, Bruce Becker, Gary Kenworthy. APPROVAL OF MINUTES There was discussion concerning three corrections to the December 13, 1989, meeting minutes. Following discussion, Larry Leonard moved to approve the minutes as corrected, Jerry Glass seconded the motion which passed unanimously. Chairman Cornell questioned Judith st. Claire, Clallam County Economic Development Council Director, as to the progress of formation of a committee to further investigate the appropri- ateness of the Oak/Railroad Avenue property, which has been the sUbject of discussion Ms. St. Claire indicated that the committee had been formed and the projected time frame for a recommendation from the committee would be thirty to sixty days hence. IV PUBLIC HEARINGS REZONE REOUEST - REZ-89l07lS - DEL HUR. INC.. Del Guzzi Drive: Request to rezone approximately 36 acres from RS- 9, single-Family Residential, to RMF, Residential Multi- Family. Commissioner Ness stepped down from the dais due to an appearance of fairness question. Ms. Ness indicated that she has a relative who is an employee of a nearby business. Director Collins reviewed the department report noting corrections to the staff report, indicating the subject property size is approximately 11.6 acres, not 36.5 acres as stated in the staff report, nor does the property include Ennis Creek, or the PBP zone area to the east of the subject site. Director Collins answered questions from the Commission concerning the possibility of further environmental review PLANNING COMMISSION January 10, 1990 Page 2 . should there be a change in the proposed density of the property. Mr. Collins stated that a density change other than that allowed by the zoning regulations would require further SEPA review as well as a further study of the availability of utilities and improvements in the area. There were questions regarding the environmental impact statement (EIS) prepared for the 1985 annexation which brought this property into the City, and the densities allowed in that document. Gary Kenworthy, city Engineer, answered questions as to the traffic flow in the area. Mr. Kenworthy said that a through street on Del Guzzi Drive could reduce some of the traffic presently using Golf Course Road to the golf course. Traffic would probably be divided between Del Guzzi Drive to the golf course, rather than all traffic using Golf Course Road. Mr. Kenworthy also stated that the developer of the proposed site would not be able to increase density beyond the LID 211 capacity without significant downstream improvements. . Chairman Cornell opened the public hearing. william wilbert, 13850 Bel-Red Road, Bellevue, Washington, the developer, was present. Mr. Wilbert stated that the economic limitations caused by the extreme slopes, valleys and ravines have been utilized in the planning of the project. utilization of the topography for the amenities, taking in views, privacy and placement of building sites, has been a main concern. Mr. Wilbert stated that the overall development of the site as proposed should not change, due to the topography and environmental constraints of the property. In fact, the development would probably decrease due to the cost of foundation work because of the topography, and due to the cost of some of the mitigation measures imposed in order to get adequate flow. Mr. Wilbert asked the audience if there were an alternative to the higher and better use for this piece of property. Mr. Wilbert stated that in looking at Port Angeles in general, there isn't a site which has the utilities available to it which will have a lesser impact on the surrounding residential neighborhoods than the subject site. . Dr. James Mantooth, 95 Lindberg Road, was present. Dr. Mantooth, a neighboring property owner in the area, opposed the rezone~ however, if the rezone were approved, he stated that a compromise buffer of RS-9 property along the south side of the development between the proposed residential multi- family area and the existing neighborhood area would be helpful. Dr. Mantooth cited Residential Policy No. 17, which indicates that "multi-family areas should not be used primarily as a buffer between land uses". Dr. Mantooth felt that his property, in this case being zoned RS-9, would be the buffer between the RMF and the RS-9 property to the south and west of his property. Dr. Mantooth stated his property is in PLANNING COMMISSION January 10, ~990 Page 3 . a rural natural environment which he wishes to maintain. If the rezone were approved, a buffer between the multi-family and the single-family areas would help to reduce the impacts associated with the multi-unit development in the area. Larry Cawyer, 99 Lindberg Road, stated strong opposition to the proposed rezone request. Mr. Cawyer indicated that the increase in traffic and the utility impacts would be undesirable for this area. Norman Brooks, 723 Elizabeth Place, owner of property directly adjacent to the south of the property in question, was present in opposition to the rezone request. Mr. Brooks stated that apartments directly to the north of his property would obliterate any view and reduce the value of his property a great deal. Gerald Powell, 718 Elizabeth Place, questioned the applicant as to the cost of improvements to the property to date, in association with LID No. 211. Mr. Powell was in opposition to the rezone request; however, he indicated that a mixed mUlti-family and single-family use for the area might be more acceptable. . Bruce Thompson, 1741 Old Olympic Highway, President of the Peninsula Golf Course, was present. Mr. Thompson indicated opposition to the rezone request. He stated concern over the vandalism a mUlti-family development in this location could cause and associated impacts to the area with the proposed development in this location. Mr. Thompson stated there was no opposition to single-family in the area, but multi-family would not be well accepted. Jan Hare, 90 Lindberg Road, suggested that no access to Lindberg Road from Del Guzzi Drive be allowed, to reduce impacts to the Lindberg Road area. She stated concern over the impacts to the area regarding the intrusion into the quiet residential neighborhood of a mUlti-family type lifestyle. She suggested perhaps a greenbelt area to the south of the property would help in the event a rezone were allowed for this area. . Roberta Mantooth, 2238 East Lindberg Road, expressed opposition to the rezone to residential multi-family. Mrs. Mantooth stated that a mUlti-family development in this area would disrupt existing neighborhood amenities as well as violate long-standing planning policies. She asked that the Planning Department/Planning Commission be considerate of the present home and landowners I wishes and needs in the areas. She further stated that the hundreds of additional cars traveling Lindberg Road to access Del Guzzi Drive would greatly impact the rural atmosphere in this area. She stated PLANNING COMMISSION January 10, 1990 Page 4 . the area is a rural wilderness pocket with considerable wildlife, close to all urban amenities, is unique, and should be protected. Mrs. Mantooth further presented a petition signed by ten neighbors in the area opposing the rezone (Exhibit 1). Larry Knudsen, Peninsula Group, representing the Super 8 Motel, was present opposing the rezone. Mr. Knudsen was concerned over the traffic in the evening hours, particularly being bothersome to those using the motel facility. He was also concerned over the increase in vandalism and stated that when he purchased the property there was no mention of further multi-family development in the area. Al Hare, 90 Lindberg Road, stated that his property (approxi- mately five acres) is directly south of the project site. Mr. Hare expressed opposition to the proposal due to the aesthetics of the area being impacted severely and the vandalism which would be brought to the area by the multi- family development. Mr. Hare was concerned over the increase in pedestrian as well as auto traffic on Lindberg Road. . Mr. wilbert further stated that he did not think that traffic generated by the project would be a problem to the residents of Lindberg Road. He stated that the units proposed are mid to high-range. He further stated that he would be willing to provide a buffer of RS-9, single-family residential property at the south end of the site, as well as possible fencing and security facilities. Mr. wilbert indicated that he would be willing to work with Peninsula Golf Course on security measures, as well as with neighbors in the area as much as possible. Dr. Mantooth stated that if a compromise was offered, he felt it should be the entire area south of the south loop of Del Guzzi Drive. Director Collins reviewed some of the concerns expressed during the evening and the compromise suggested by the applicant, pointing out alternatives and possible RS-9 buffer areas. Dr. Mantooth again stated his objection to being used as the buffer between the site and the surrounding neighborhood. Chairman Cornell closed the public hearing. The Commission took a five-minute break. The meeting convened at 9:16 P.M. . commissioner Leonard noted an exception to a letter received from Mr. Knudsen of Super 8 Motel. Mr. Leonard noted that any decision reached by the Commission would be after due deliberation and considerable public testimony as well as PLANNING COMMISSION January 10, 1990 Page 5 . review of City policies. Mr. Knudsen apologized for the tone of the letter. Commissioner Hulett questioned Fire Marshal Becker as to the proposal that Del Guzzi Drive be made a dead end, with no through traffic to Lindberg Road. Fire Marshal Becker indicated that Del Guzzi Drive would provide a faster response time for the Fire Department and emergency vehicles in the event aid is requested in the area; however, Golf Course Road could be utilized. Security measures on Del Guzzi Drive could provide a gate with a pass card for emergency vehicle use if the street was a dead-end. Larry Leonard noted that there was no park or playground planned in the multi-family development. Director Collins suggested that possibly some of the Public Buildings and Parks-zoned (PBP) property along Ennis Creek could be developed as some type of recreational use, possibly a park. . There was further discussion concerning designating Del Guzzi a dead-end street, with a turn-around or gate for access for emergency vehicle use only at the south side of the property. Mr. Wilbert agreed to eliminate that portion of the property along the south property line of the proposed rezone area (the south 50 feet of Parcel 8 extended to the east property line) from the rezone request to remain as buffer between the multi- family development and the single-family development to the south (the property to remain RS-9). Jerry Cornell expressed concern over the adequacy of the area to supply amenities for those in the area as far as playgrounds, and open space areas. He noted that there are no parks planned for the site. . Following further discussion, and there being no objection or comment regarding the applicant. s request to rezone Lots 3 and 4 of Short Plat, SHP 85(11)7, from RMF, Residential Multi- Family to ACD, Arterial Commercial, Jerry Glass moved to approve the rezone request as submitted for rezone of Lots 3 and 4 of Short Plat SHP 85(11)7 from RMF, Residential Multi- Family, to ACD, Arterial Commercial District, and that property presently designated RS-9, Single-Family Residential, as requested, except the south 50 feet of Parcel 8 along the property line of LID 211 and except the property south of the north property line of Norman Brooks' property extended e~~t to the east property line of LID 211 (Exhibit 2, submitted by Mr. COllins), be zoned RMF, Residential MUlti-Family, citing the findings of fact and conclusions as listed in the staff report, as follows: PLANNING COMMISSION January 10, 1990 Page 6 . . . Findings: 1. The subject property is approximately 11.6 acres in area and currently zoned RS-9, Single-Family Residential, in accordance with City policy for the classification of newly annexed properties which are in a transition from rural to urban uses. 2. The subject property is heavily vegetated and slopes from its western boundary to the creek. 3. The surrounding area is characterized by SR 101 and Super 8 Motel to the north of the property, the Plaza Center to the northwest, Monroe and Roosevelt schools to the east, Peninsula Golf Course to the west, and a residential neighborhood to the south on Lindberg Road. 4. The area entirely surrounds the newly approved LID 211, which includes a 3-way traffic light on SR 101 and all services. 5. A large number of Comprehensive Plan Policies are directed at determining appropriate density for sites, including: a. Residential developments should allow Planned unit Development techniques where emphasis is on the overall density of the development rather than individual lots or dwelling units. standards should be established to assure access and services adequate for the density and type of residential development proposed. b. Building density should decrease as natural constraints, such as slope, drainage and soil conditions increase. c. High density development should be allowed in areas which would provide aesthetic amenities or suburban environmental characteristics to a larger percentage of the population, provided such development would not have adverse impacts on the surrounding low density development. 6. The Comprehensive Plan map of the area shows the site as suburban residential, which allows multi-family areas occasionally. 7. Although the rezone could have significant impacts to these areas of concern, the City has determined that an Environmental Impa9t statement is not required for the PLANNING COMMISSION January 10, 1990 Page 7 . proposed rezone, provided that certain mitigation measures are completed by the applicant. 8. The Ennis Creek Ravine is an environmentally sensitive area. 9. This analysis found that the capacity of water and sewer facilities will be reached by the development, as proposed. 10. The development, as proposed, is not being approved by the rezone action. 11. The SEPA review shows a limitation to densities greater than proposed without additional utility improvements. 12. Few new units (106) of mUlti-family have been built since 1980, and little RMF-zoned land (4 blocks) is available for new construction within the city. 13. A letter of concern about impacts to adjacent commercial development (Super 8 Motel) was received by the City. . 14. The traffic study conclusions are that 155 trips per day will use Del Guzzi Drive from points now accessing Lindberg Road via Golf Course Road, but that no traffic is expected to travel from Del Guzzi Drive west on Lindberg Road. 15. The EIS for the annexation of the subject property has been incorporated by reference and mitigation measures in it can be applied to impacts from the proposed rezone as well. [WAC 197-11-600(4) (b)] Conclusions: A. As a newly annexed area, a rezone has been anticipated by the City, particularly with LID 211. B. Ennis Creek should be protected as an environmentally sensitive area and development should be clustered along the western boundary of the subject site through Planned Unit Development techniques. C. Multi-family and commercial development should be allowed on this site, which provides aesthetic amenities and suburban characteristics to a larger percentage of the population without adversely impacting the low density, suburban residential development south of the area, along Lindberg Road. . D. The Publ ic Works Department had comments about such items PLANNING COMMISSION January 10, 1990 Page 8 . as density, sewer capacity, and road\utility improvements that have been addressed in LID 211, and with mitigation measures for the DNS. E. The density of the rezone area cannot be substantially increased over that of the proposed development without additional improvements to the utility systems and further environmental review. F. There is a current need in the City of Port Angeles for mUlti-family-zoned areas in close proximity to utility services and major arterials. G. The buffering of the existing motel building should be provided on-site by the Super 8 Motel. H. Due to minimal traffic from Del Guzzi Drive going west on Lindberg Road, little conflict with the low intensity, suburban residential land uses to the south of the subject site should result. Larry Leonard seconded the motion, which passed five to one with Jerry Cornell voting "no". . Larry Leonard moved to continue item number 4, SHORELINE MANAGEMENT PERMIT - SKA 90(01)107 -CITY OF PORT ANGELES, North Francis Street, to the January 24, 1990, meeting of the Commission. Jerry Glass seconded the motion which passed unanimously. Craig Miller noted for the record that Mr. Austin, the plaintiff in a suit concerning the shoreline permit, had no problem with continuation of the item to the January 24 meeting. REOUEST TO CIRCULATE AN ANNEXATION PETITION ANX 89(12)3. GLAUBERT/AUSTIN. Fairmont Area: Request to circulate an annexation petition for area west of the City limits. . Director Collins reviewed the RCW procedures for annexation requests. Director Collins further reviewed the department report. Jerry Cornell explained that although this is not a public hearing, input from the applicant is desired at this point. Jack Glaubert, 145 Hardwick Road, Sequim, Washington, explained the history of the request to circulate the annexa- tion petition. Mr. Glaubert explained that approval for circulation of an annexation petition had been given for this same area, but encompassing a larger area than presently PLANNING COMMISSION January 10, 1990 Page 9 . proposed, he had been unable to secure the signatures of the required percentage of property owners for the larger area as required by the City for annexation. He stated that the development would access off Fairmont Avenue. In response to Commissioner Ness, Mr. Glaubert stated that the previous petition was not returned because he could not obtain the signatures of those property owners to Bean Road. Mr. Glaubert further stated that irregular boundaries already exist in the area west of Fairmont Avenue. He did not think the annexation would increase the irregular boundaries further than are already there. Mr. Glaubert said that the property owners along the Boulevard wish to annex to the City, but he could eliminate the property if the City desired a more even boundary for the area. . . Larry Leonard questioned the applicant about development of the subdivision. Mr. Glaubert indicated that the subdivision in question was a very old subdivision platted around the turn of the century, and the streets had been vacated in the 1930fs, but the plat could be developed as is with the smaller lot sizes (35 feet wide). Mr. Glaubert further stated that the entire area is surrounded by City services (water), and there are some private lines (with City water) serving residents in the area, which is at present outside the City limits. Mr. Glaubert stated that he had uncovered at least seven private lines with City water in the area. He stated that the entire area is a utility mess and will have to be cleaned up sometime. In response to an inquiry by the Commission, Director Collins indicated that the City would have to decide who would make the improvements at the time of development of the proposed area, if the area were to be annexed. Bruce Becker stated that adequate fire flow and access would have to be available before any development could occur in the area. Jack Glaubert stated that perhaps an LID would be needed for this area at some point in the future. . Bob Philpott again reviewed the history of the area and the annexation attempts in the past, and noted that for various reasons, attempts at annexation have failed in this area. Even though the boundaries are not even, Mr. Philpott moved that the petition should be accepted as a valid petition and acted on accordingly. The motion died for lack of a second. Ray Gruver said he would rather the Planning Commission recommend the City Council follow city policy to even up the PLANNING COMMISSION January 10, 1990 Page 10 . boundaries in annexation proposals when possible, but in the event that can't happen, he would petition the city council to allow utilities to be extended outside the City limits. There was considerable discussion on extension of City facilities to those outside city limits and City policy on annexations. Director Collins stated that if the Council were to approve annexation of this area, it would put a larger portion of city residents in the problem that Mr. Glaubert had previously described, and would be creating a buffer area of people who are not going to ever come into the city by annexation. The chances of relieving the situation would not be good. He stated that interjurisdictional problems would be created until ownership of the area were to change in a more positive way toward annexation, at which time the area could be appropriately annexed, and the utility situation cleaned up. Annexation should not create boundary and service problems and should be block-by-block approved, or more, he stated. . The Commission took a break, the hour being 11:00 P.M., to decide whether to continue the remainder of the items on the agenda or to act on them. A consensus was reached to continue the remaining three items on the agenda to the January 24, 1990, meeting. Discussion resumed on the request to circulate an annexation petition for property in the Fairmont area. Bob Philpott moved to approve the request to circulate an annexation petition. The motion was seconded by Ray Gruver. Following considerable discussion, Ray Gruver agreed to amend the motion to approve the request to circulate an annexation petition for the area or to recommend the City Council choose to extend services to the area outside the City limits without annexation. The amended motion was accepted by the maker of the motion. The motion which passed 5 to 2, with commissioners Hulett and Ness voting "non, stating that their negative vote was because they did not wish to go against stated City policy on annexation procedures without further review of those policies. . Bob Philpott moved to continue SHORELINE PERMIT SMA 90(01)106 - PORT OF PORT ANGELES. East End of Ediz Book. and REZONE REQUEST - REZ 90(01)01.DOWNIE/GUND. southeast corner of 8th and "G" streets, to the January 24th meeting of the commission. Donna Davison seconded the motion, which passed unanimously. . . . PLANNING COMMISSION January 10, 1990 Page 11 V COMMUNICATIONS FROM THE PUBLIC None. VI STAFF REPORTS Director Collins indicated that the items for the January 24 meeting of the commission would include the continued discussion of the rezone for the Port property on Oak Street, as well as the three i terns continued from the evening's meeting and a report as requested concerning proceedings for adjustment of the harbor line (from the December meeting). Also on the January 24 agenda would be the recommendation from the committee on the "housekeeping" measures from the January 3 meeting of the committee. Director Collins noted a Port Angeles Daily News article on K-Ply's proposal to lease a portion of Port property at Oak Street and Railroad Avenue. Director Collins said that the Port had deferred action on a proposal by K-Ply for lease of a portion of the property under consideration for rezone, at the corner of Oak and Railroad Avenue, pending recommendation by the EDC Committee on the site. Director Collins will contact the Port for verification of the Port's intent. VII REPORTS OF COMMISSIONERS Commissioner Hulett questioned as to why Mr. Hare, 90 Lindberg Road (per tonight's testimony) did not receive trash pickup, although a city resident. Staff will contact Public Works Department for information. Bob Philpott requested further information on contract rezones. Ray Gruver requested staff contact the City Manager and invite Mr. Flodstrom to address the Planning Commission as to his hopes and aspirations for the City's development, as Mr. Flodstrom is resigning, and the commission would like his input before resignation. The Commissioners set a work session/training session to be conducted on January 31, 1990, 6:30 P.M., at Mr. Glass' residence, 1108 South Oak, and requested staff invite Mr. Flodstrom, the City Manager. VIII ADJOURNMENT The meeting adjourned at 12:00 A.M. . GJl.Q.L --7 SR ~ . ~ ,;. J, --........... PREPA.RED FOR; ~/TY OF PORT ANGEL /_ .:x:, 3 0 1'7 .& 4-0..300 - .t- . - ~ .; l>l::> ;34'10 '2<:: - FAeCEL .. ! 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