HomeMy WebLinkAboutMinutes 01/10/1996
HEARING DEVICES ARE AVAILABLE FOR THOSE NEEDING ASSISTANCE.
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AGENDA
CITY OF PORT ANGELES
PLANNING COMMISSION
321 East Fifth Street
Port Angeles, W A 98362
January 10, 1996
7:00 p.m.
CALL TO ORDER
ROLL CALL
APPROVAL OF MINUTES: December 13, 1995 and Special Meeting of
January 3, 1996
PUBLIC HEARINGS:
SHORELINE SUBSTANTIAL DEVELOPMENT PERMIT - SMA 95(12)155.
PORT OF PORT ANGELES/ADMIRAL MARINE. 202 North Cedar Street:
Request for a shoreline substantial development permit to allow a boat building
facility in the IH, Industrial Heavy zone. (This permit is an amendment to the site plan
of a previously approved permit for the same use.)
2.
CONDmONAL USE PERMlT - CUP 96(01)01 - OLYMPIC VETERINARY
CLlNIC. 1417 East Front Street: A proposal to expand an existing veterinary facility
in the CA, Commercial Arterial zone.
OTHER BUSINESS
1.
FINAL APPROVAL ~ WEST VIEW HEIGHTS SUBDIVISION: Final approval
ofa 16-lot subdivision located in the RS-9, Residential Single Family zone.
COMMUNICATIONS FROM THE PUBLIC
STAFF REPORTS
REPORTS OF CO:MMISSION MEMBERS
PLANNING COMMISSION: linda Nutter,Chair, Tll1I Genn.an (Vj~), Cindy SOlId=, BobPhilpott, Bob King.
STAFF: Brad Collins, Director, Sue Roberds Office Specialist, and David Sawyer, Senior P1anner.
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IX. ADJOURNMENT
All correspondence pertaining to a hearing item received by the Planning Department at least one
day prior to the scheduled hearing will be provided to Commission members before the hearing.
PUBLIC HEARING PROCEDURE: Spokesmen for the proponents and opponents will be given an opportwlity to speak to
the request. Information submitted should be factual, relevant and not merely duplication of a previous presentation. A
reasonable time (10 minutes) shall be allowed the spokesman; others shall be limited to short supporting remarks (5 minutes).
Other interested parties will be allowed to comment briefly (5 minutes each) or make inquiries. The Chairman may allow
additional public testimony if the issue warrants it. Brief rebuttal (5 minutes) for proponents and opponents will be heard
separately and consecutively with presentation limited to their spokesman. Rebuttal shull be limited to factual statements
pertaining to previous testimony. Conunents should be directed to the Board, not the City Staff representatives present, unless
directed to do so by the Chairman.
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MINUTES
PLANNING COMMISSION
Port Angeles, Washington 98362
January 10, 1996
7:00 p.m.
ROLL CALL
Members Present:
Bob King, Cindy Souders, Linda Nutter, Bob Philpott,
Tim German
Staff Present:
David Sawyer, Sue Roberds, Mack Campbell
Public Present:
APPROVAL OF MINUTES
Commissioner Philpott moved to approve the December 13, 1995, minutes as
submitted. Commissioner Souders seconded the motion which passed 4-0 with
Commissioner German abstaining.
Commissioner Philpott moved to approve the minutes of the special January 3, 1996,
meeting as submitted. The motion was seconded by Commissioner King and passed
4-0 with Commissioner German abstaining.
PUBLIC HEARINGS
SHORELINE SUBSTANTIAL DEVELOPMENT PERMIT - SMA
95(12)155. PORT OF PORT ANGELES/ADMIRAL MARINE. 202
North Cedar Street: Request for a shoreline substantial development permit
to allow a boat building facility in the ill, Industrial Heavy zone. (This permit
is an amendment to the site plan of a previously approved permit for the same
use.)
Senior Planner Sawyer reviewed the Planning Department's report and eXplained that the
need for amendment to the original shoreline permit is due to a redesign of the site plan which
results in an excess of the permitted ten percent increase over the original permit approval.
Chair Nutter opened the public hearing.
Ken Sweeney, 338 West First Street, Port of Port Angeles Environmental Planner, used
an overhead to illustrate the site plan revisions proposed by the applicant. Changes in the
business plan for Admiral Marine involve reserving a portion of the existing steel building
originally proposed for demolition for the renovation of existing yachts. The only portion of
that building now proposed for demolition is the lunchroom. Additional revisions were made
by restructuring other buildings. A new 60' X 100' maintenance building for the Port of Port
Angeles is proposed rather than relocation of the remainder of the old steel building as the
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Planning Commission Minutes - January 10, 1996
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cost of relocation was more than the purchase of the new structure. The site plan is also
dictated by the maneuvering ability of the travel lift that will be used to launch and remove
yachts from the water. Due to the required turning radius and the elimination of the boat
hoist apron, as required by the Department of Fisheries, it was necessary to amend the site
plan. The amendments as described exceeded those permitted without further permit
processing. Maps and other topographical information were provided for review by the
Lower Elwha S'Klallam Tribe, and a Tribal representative, Carol Brown, indicated by letter
that an archaeological evaluation of the increased use areas will not be requested by the Tribe
as the new areas were previously covered by water and therefore could not have been
previously inhabited by Tribal members. The Port of Port Angeles is very excited about the
opportunities that the Admiral Marine use will afford to the citizens of Port Angeles as at
least one hundred jobs will be created by the use.
There being no further testimony, Chair Nutter closed the public hearing.
Following brief discussion Commissioner King moved to approve the substantial
development penn it with the seven conditions, eleven findings, and seven conclusions
as recommended by staff as follows:
Conditions:
1.
If the subject site has not been previously inventoried, evaluated, and reviewed to the
satisfaction of the Lower Elwha S'Klallam Tribe, the subject site shall be evaluated
by a cultural review team which shall include a professional archaeologist, a
representative of the Lower Elwha S'Klallam Tribe, the site owner, and the City
Planning Department. This team shall determine the extent of excavation monitoring
for the project during the permit review process. As an alternative, the applicant may
volunteer to have an approved archaeologist on site during any excavation in lieu of
a review by the aforementioned cultural team. If during an excavation that by
decision of the cultural review team occurs without an approved archaeologist on-site,
any phenomena of possible archaeological interest are uncovered, the developer shall
stop such work and provide for a site inspection and evaluation by a professional
archaeologist to ensure that all possible valuable archaeological data is properly
salvaged.
2. The project shall comply with the regulations of Chapter 4, 5, and 6 as well as all
other pertinent regulations of the City's Shoreline Master Program.
3. The project shall comply with the requirements of the City's Environmentally
Sensitive Areas Protection Ordinance.
4. The proposed use shall meet all requirements of the Port Angeles Municipal Code
including zoning, parking, fire, and building code requirements.
5.
All storage areas on the site shall be screened from public view in accordance with the
City's Shoreline Master Program.
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Planning Commission Minutes -January 10, 1996
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All signs shall be consistent with the City's rn zone regulations and Chapters 4 and
5 of the City's Shoreline Master Program.
7. A State Hydraulics Permit and/or any necessary amendment shall be obtained) and
FEMA flood hazard requirements shall be met.
Findings:
Based on the infonnation provided in the staff report (including all of its attachments),
comments and information presented during the public hearing, and the Planning
Commission~s discussion and deliberation, the City of Port Angeles Planning Commission
hereby finds that:
1. The applicant, Port of Port Angeles applied for a Shoreline Substantial Development
Permit on October 5, 1995.
2. A Mitigated Determination of Non-Significance (MDNS) was issued by the Port of
Port Angeles SEPA Responsible Official acting as Lead Agency on December 5,
1994, followed by an Addendum to an existing environmental document issued by the
Port of Port Angeles SEP A Responsible Official acting as lead agency, for the
proposal on November 29, 1995.
3.
The application and hearing process was advertised in accordance with the legal
requirements of the City of Port Angeles and the State of Washington.
4. The Port Angeles Shoreline Master Program, Comprehensive Plan, and Zoning
Ordinance have been reviewed with respect to this application.
5. The site is designated Industrial (I) in the City's Comprehensive Plan, Industrial Heavy
(lli) in the City's Zoning Ordinance, and Urban Harbor (UH) in the City's Shoreline
Master Program.
6. Ship building is a water dependent industrial use in the Urban-Harbor shoreline
designation.
7. A water-dependent industrial use is a priority shoreline use per RCW 90.58 (7).
8. The site is used as a marine terminal with docking facilities and for log storage and
currently is occupied by a port warehouse used for machinery maintenance and a
longshoreman's lunchroom.
9.
The shoreline has been altered substantially from its natural state. It consists of a
steep rock rip rap wall. Above the wall is a level industrial site with no vegetation.
Waterward of the shoreline is the massive terminal dock used for larger ships.
10. The boat building facility will create 100 new jobs in the City.
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Planning Commission Minutes. January 10, 1996
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The nearest residents are over 1,000 feet south of the site and are atop the marine
bluff which is over 100 feet above sea level.
Conclusions:
Based on the information provided in the staff report including all of its attachments,
comments and information presented during the public hearing, the Planning Commission's
discussion and deliberation, and the above listed findings, the City of Port Angeles Planning
Commission hereby concludes that:
A. The following adopted City policies are most relevant to the proposed project,
Comprehensive Plan Land Use Element Policy H-4, the City's Industrial, Heavy zone,
and the City's Shoreline Master Program Chapter 4, Policy B-2, D-1, I-2, J-1, Chapter
5, Policy D-l,8,9, and 12, and Chapter 6, E-2 and 3, and Chapter 5 Design Standards.
B. As conditioned, the proposed project is consistent with the City's Comprehensive
Plan, specifically, Land Use Element Policy H-4, the City's Industrial, Heavy zone,
and the City's Shoreline Master Program, specifically Chapter 4, Policy B-2, D-l, 1-2,
I-I, Chapter 5, Policy D-I,8,9, and 12, and Chapter 6, E-2 and 3, and Chapter 5
Design Standards.
C. The project will not be detrimental to the shoreline.
D.
As conditioned, the proposed project will not increase demand for public access to
the shoreline.
E. As conditioned, the proposed project will not interfere with an existing public access
way.
F. As conditioned, the proposed project will not interfere with public use of lands or
waters subject to the public trust doctrine.
G. As conditioned, the proposal will provide opportunities for industrial development in
a manner which efficiently uses the community's various attributes and natural
resources, has minimal impact on the environment, specifically Ediz Hook, and
contributes to the quality of life of the City's residents..
Commissioner German seconded the motion which passed 5 - O.
CONDITIONAL USE PERMIT - CUP 96(01 )01 - OLYMPIC
VETERINARY CLINIC. 1417 East Front Street: A proposal to expand an
existing veterinary facility in the CA, Commercial Arterial zone.
Senior Planner David Sawyer reviewed the Planning Department's staff report. Chair Nutter
opened the public hearing.
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Plamlirtg CommiiJi!lort Mtrtutei! - Ja1lUary 10, 1996
Page 5
Dr. Dwight Waknia, 1417 East Front Street, stated that the need for expansion is partially
due to remodel of the existing roof structure as the current roofline is flat and deteriorating
and to minimally expand the facility. He agreed with the staff's evaluation and
recommendation.
In response to Commissioner German, Dr. Waknitz indicated that he is aware of the parking
lot improvement requirements proposed and the expense involved.
Pat Quinn, 1146 Midway Boulevard, Oak Harbor, Washington, objected to the
expansion as proposed because of the increased ability of the expanded use to board
additional dogs which would increase the noise factor to surrounding properties. He and his
wife lived a full City block from a veterinary facility at one time but moved due to the
disturbance experienced by barking dogs. He owns property adjacent to the use which he
may market to a hospitality use. The increase in noise would jeopardize the use and sale of
his property.
Dr. R.C. Mowbray, 1417 East Front Street, explained that permitting conditions placed
on the clinic when it was originally proposed in 1974 required the facility to be sound
proofed, that no animals would be boarded, and that no outside dog runs would be allowed.
Those conditions have been complied with. The facility is a treatment facility, not a boarding
facility.
There being no further testimony, Chair Nutter closed the public hearing.
Commissioner Philpott moved to approve the use with the conditions, findings, and
conclusions as recommended by staff as follows:
Conditions:
1. The proposed use shall meet all requirements of the Port Angeles Municipal
Code including fire and building code requirements.
2. The applicant shall meet all of the conditions required by the City Engineer in
his memorandum dated November 28, 1995 attached to the Staff Report as
Attachment C.
3. The proposed project shall meet the requirements of the City's
Environmentally Sensitive Areas Protection Ordinance (Ord. No. 2656).
4. A detailed landscaping plan shall be submitted to the Planning Department for
approval, and installed by the applicant. Said plan shall include a visual screen
of solid fencing, landscaping, or other materials adjacent to the north property
line as required in PAMC Section 17.23.230 C.
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Planrtirtg CommissiortM/rrute!/ -Jarruary 10.1996
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All outdoor storage areas shall be screened from public rights-of-way and
abutting property by a sight-obscuring fence 6 feet in height~ except sanitation
receptacles associated with mechanized collection.
6. All lighting on the site shall be directed or shaded so as not to shine directly
on adjoining non-commercial property.
Findings:
Based on the information provided in the staff report (including all of its attachments),
comments and information presented during the public hearing, and the Planning
Commission1s discussion and deliberation, the City of Port Angeles Planning Commission
hereby finds that:
1. The applicant, Olympic Veterinary Clinic has applied for a conditional use
permit to expand an existing veterinary clinic and kennel at 1417 E. Front
Street.
2. The Comprehensive Plan Land Use Designation for the subject property is
Commercial.
3. The subject property is zoned Commercial Arterial.
4.
Veterinary clinics and kennels are listed as conditional uses in the Commercial
Arterial zone.
5. Incinerating services for the area are provided by the Clallam County Humane
Society.
6. A Determination of Non-Significance and Adoption of Existing
Environmental Document (#655) was issued for the project on December 20,
1995, and there were no appeals received during the appeal period.
7. The subject property is located within a Locally Unique Feature Corridor
Zone (ravine) as identified in the City's Environmentally Sensitive Areas
Protection Ordinance.
8. The proposed improvements are located in a previously disturbed portion of
the Locally Unique Feature Corridor Zone (ravine).
9. The proposed improvements will not result in an increase in the number of
veterinarians at this facility.
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Planning Commi33ionMinutes -}a7TUary 10.1996
Page 7
Conclusions:
Based on the information provided in the staff report including all of its attachments,
comments and information presented during the public hearing, the Planning Commission's
discussion and deliberation, and the above listed findings, the City of Port Angeles Planning
Commission hereby concludes that:
A. As conditioned, the proposed use is consistent with the City's Comprehensive
Plan including but not limited to Land Use Element Goal A, Policy No.2, and
Goal D, Policies 1 and 3.
B. As conditioned, the proposed use is consistent with the City's Zoning
Ordinance including the intent of the CA zone.
C. As conditioned the proposed project is in the public use and interest.
Commissioner German seconded the motion which passed 5 - O.
As Commissioner Gennan stated an appearance of fairness with the next item on the agenda,
Chair Nutter excused him from the proceeding but not before Commissioner Souders
moved to reorder the agenda so that Mr. German could take part in staff discussion at
the end of the agenda. Commissioner King seconded the motion which passed 5 - O.
COMMUNICA nONS FROM THE PUBLIC
None.
STAFF REPORTS
Planner Sawyer noted that there are no scheduled items for the January 24, 1996, long range
meeting. Discussion ensued as to items that might be discussed if the meeting were to he held
including annexation issues and a meeting with the County and City Planning Commissions.
Commissioner Souders moved to cancel the January 24, 1996, meeting, and to address
committee issues and the joint Planning Commission meeting at the February 14, 1996,
meeting. Commissioner King seconded the motion which passed 4 - O.
Staff reminded the Commission that if they plan to attend the American Planning Association
seminar scheduled for January 20 in Port Townsend, registration must be made in advance
through the Planning Department.
REPORTS OF COMMISSION MEMBERS
Chair Nutter mentioned that she has observed a U-Haul operation at the comer of Francis and
Front Streets that appears to be spilling out into the right-of-way with the storing/parking of
vehicles for rent. Mr. Sawyer noted that staffhas also observed the use and is aware of the
operation. At no time should the street be used for the use or should parking occur over the
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Planning Comminion Minutes - January 10, 1996
Page 8
sidewalk. She also noted that there is a great deal of erosion occurring at the steps behind
the fountain leading up the bank at Laurel Street and a good deal of trash in the vicinity
giving the entire area a very unkept look at the center of the Downtown. Another area of
concern is a drainage problem occurring at the water end of Francis Street. Staff noted that
the recent rains have caused a great deal of erosion and it is possible that these areas cannot
be brought up to a normal standard at present but that the Public Works Department will be
apprised of the situation.
OTHER BUSINESS
FINAL APPROVAL - WEST VIEW HEIGHTS SUBDIVISION: Final
approval of a 16-lot subdivision located in the RS-9, Residential Single Family
zone.
Commissioner German was excused from the proceedings due to an appearance offaimess.
Planning Office Specialist Sue Roberds reviewed the Planning Department's memorandum
recommending approval of the subdivision and answered questions regarding the proposed
bonding for street and sidewalk improvements and the status of the utility construction.
Commissioner Souders moved to authorize the Chair to sign the West View Heights
subdivision and forward a recommendation to the City Council to likewise approve the
final plat by authorizing the Mayor to sign the final mylar citing the following findings
and conclusions:
Findings:
1. A 16-10t subdivision entitled tlWestview Heights Subdivision" was originally approved
by the City Council on April 20, 1993, for a 4.33 acre parcel zoned RS-9, Residential
Single Family. Lots in the subdivision range from 9,000 square feet to 9,070 square
feet.
2. The applicant's representative filed a request for final approval of the subdivision on
December 22, 1995.
3. The subdivision creates homesites that are directly adjacent to and receive access from
West Fourteenth Street, "Nil Street, West Fifteenth Street, and Owen Avenue.
4.
The site is designated as Suburban Residential in the 1993 Comprehensive Plan which
encourages development on 9,000 to 14,000 square foot lots. A number of goals,
policies and objectives have been identified as being most relevant to the proposal
including Goals Nos. 1, 3, & 5; Residential Policies Nos. 2, 4, 5, 7 - 9, and 11;
Circulation Policies Nos. 3, 5 - 8, and 10; Urban Design Policy No.4; Social
Objectives Nos. 1 - 3; Circulation Objective No.1; and Land Use Objectives Nos. 1,
2, and 4 - 7.
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Pklnning Commission Mint/tes - January J 0, 1996
Page 9
5.
The proposal includes dedications and improvements to Owen Avenue, Shirley Court,
West Fifteenth Street, and l'N" Street.
6. The final mylar includes a 10-foot utility easement along Lots 11, 12, and 16, which
were not required during preliminary plat review. This was an inadvertent error
which has been corrected.
7. A six-foot wide sidewalk will be installed on IIN" Street as "N" Street is on a school
walking route.
8. No comments or appeals were received on the Determination of Non-Significance
(DNS) issued on March 19, 1993.
9. Reviewing City Departments (Public Works, Fire, and Light) have approved
installation of most of the required public improvements including stormwater, water,
and sewer. Funds in an amount sufficient to ensure paving and sidewalk, curb and
gutter, have been deposited for that purpose with Lynnwood Mortgage Company.
City Light has indicated that power for the subdivision will be installed no later than
January 12, 1996, as unexpected weather conditions have caused delays in the final
installation.
Conclusions:
A.
As conditioned, the subdivision is consistent with the Port Angeles Comprehensive
Plan and the Port Angeles Municipal Code (Zoning and Subdivision regulations).
B. The subdivision is in the public use and interest.
Commissioner Philpott seconded the motion which passed 4 - O.
ADJOURNMENT
The meeting adjourned at 8:30 p.m.
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David Sawyer, Acting cretary
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Linda utter, Chair
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PREPARED BY: S. Roberds