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HomeMy WebLinkAboutMinutes 02/10/1993 . .' . AGENDA PORT ANGELES PLANNING COMMISSION 321 East Fifth Street Port Angeles, W A 98362 February 10, 1993 7:00 P.M. I. CALL TO ORDER II. ROLL CALL m. APPROVAL OF MINUTES: Meeting of January 27, 1993 IV. PUBLIC HEARINGS: 1. SHORELINE MANAGEMENT PERl\fiT - SMA 93lO2H32 - ITT RA YONIER. 700 North Ennis Street: Request for a permit to allow construction of an armor rock seawall at the existing Mill site, in the M-2, Heavy Industrial District. 2. REZONE REQUEST - REZ 93(02)02 - RALSTON. Southwest corner of Fifth and Valley Streets: Request for rezone of approximately 20,000 s. f. of property from Residential High Density (RHD) to the Light Industrial (LI) District. 3. REZONE REQUEST. REZ 93(02)04 - GERMAN. 2300 Block of West Eil:hteenth Street: Request for rezone of approximately 4.61 acres of Single-Family Residential (RS-9) property to Residential Medium Density (RMD). 4. ZONING CODE AMENDMENT - ZCA 93(02)02 - CITY OF PORT ANGELES. PBP. Public Buildings and Parks District: Amendment to the City's zoning regulations as they relate to setbacks from public rights-of- way in the PBP. Planning Commi8~ion: Cindy Souders, Chairman; Larry Leonard; Bob Winters; Roger CallS; Bob PhilpOll: Ray Gruver; William Anabel. Planning Staff: Brad Collins, Planning Director: Sue Roberds, Office Specialist; David Sawyer, Senior Planner; Iohn Iimerson, Associate Planner. . . . Planning Commission Agenda Page 2 V. COMMUNICA TIONS FROM mE PUBLIC VI. REPORTS OF mE COMMISSION VII. STAFF REPORTS VIII. ADJOURNMENT PUBLIC HEARING PROCEDURE: Spokesmen for the proponents and opponents will be given an opportunity 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 heard separately and consecutively with presentation limited to their spokesman. Rebuttal shall be limited to factual statements pertaining to previous testimony. Comments should be directed to the Planning Commission, not the City Staff representatives present, unless directed to do so by the Chairman. . MINUTES PLANNING COMMISSION Port Angeles, Washington February 10, 1993 CALL TO ORDER Chairwoman Souders called the meeting to order at 7:05 P.M. ROLL CALL Members Present: Bob Philpott, Bill Anabel, Bob Winters, Larry Leonard, Cindy Souders, and Roger Catts Members Absent: Ray Gruver Staff Present: Brad Collins and John Jimerson APPROV AL OF MINUTES . There were no minutes to be approved. . PUBLIC HEARINGS SHORELINE MANAGEMENT PERMIT SMA 93(02) 132 - rrr RA YONlER. 700 North Ennis Street: Request for a permit to allow construction of an armor rock seawall at the existing Mill site, in the M-2, Heavy Industrial District. John Jimerson reviewed the Department Report. Commissioner Leonard asked why there is a requirement for an archaeologist to monitor excavation in an area that is underwater? John Jimerson responded that the requirement is a mitigation measure on the SEP A Determination of Non-Significance. The site is not underwater during low tides, and there is a potential for artifacts. After brief discussion, Mr. Collins indicated he would find it appropriate if the undisturbed soils under the. sand blanket are not going to be disturbed to. amend the ,mitigation measure requiring an archaeologist on-site only after discovery of an artifact. Chairwoman Souders opened the public hearing. Molly Hemmen, 112 Viewcrest, stated the existing bulkhead has deteriorated to the point it is not providing adequate protection of the warehouse. Repair would cost $1,000 per pile, which would result in a total cost of $400,000. Construction of a rock wall would be substantially . . . Planning Commission Minutes February lOt 1993 Page 2 cheaper. The project will require moving sand but not the solid ground below. The rocks will be set on solid ground for a stable base. The possibility of locating any artifacts is slim. Because there are no qualified archaeologists in the vicinity, someone would have to be brought in from out of town. They are working with the Department of Fisheries in creating nearshore habitat within the mill site. She expects they will be able to mitigate on site the loss of habitat. There being no further public testimony, Chairwoman Souders closed the public hearing. Commissioner Leonard moved to recommend the City Council approve the Substantial Development Permit with the understanding that the SEP A mitigation measure would be modified as discussed. The motion was made subject to one condition, and citing the following rmdings and conclusions: Condition A. The applicant shall minimize the loss of nearshore shallow water habitat as may be required by the Department of Fisheries approval of a Hydraulics Project Application. Findings 1. The approval is for installation of a rock bulkhead to be installed between the warehouse building and existing woodpile bulkhead at the ITT - Rayonier Mill as depicted on plans dated received January 4, 1993. 2. The property is zoned Heavy Industrial (M-2). The Comprehensive Plan identifies the site as heavy industrial. Several policies of the Comprehensive Plan have been identified as being most relevant to the project including Goal No.3; Industrial Development Policies Nos. 1 & 2; and Land Use Objectives Nos. I & 3. 3. The Shoreline Master Program identifies the site as urban. Several policies of the SMP have been identified as being most relevant to the project including General Regulations C.I, 4 & 5; Land Use Element D.6 & 7; Natural Systems E.t.a; and Use Activities F.9.a-e and F.18.a-c. 4. The Mill is on the site previously occupied by a S'Klallam Village and the -original,PugetSound Cooperative Colony;and"is located on the Washington State Register of Historic Places. 5. The Port Angeles Shoreline Master Program, Comprehensive Plan, Zoning Ordinance and Environmentally Sensitive Areas Protection Ordinance have been reviewed with respect to this proposal. 6. The applicant has applied-for Hydraulic Project Approval from the Department of Fisheries which has jurisdiction over protecting fish habitat. . Planning Commission Minutes February 10, 1993 Page 3 7. The applicant testified that undisturbed soils beneath the beach sand would not be excavated nor disturbed. Conclusions A. As conditioned, the proposal is consistent with the Port Angeles Shoreline Master Program, specifically tho~ regulations and policies identified in Finding No.3. B. As conditioned, the proposal is consistent with the Port Angeles Comprehensive Plan, specifically those goal, policies and objectives identified in Finding No.2. C. As conditioned, the proposal will not be detrimental to the shoreline. The motion was seconded by Commissioner Anabel and passed 6-0. Discussion followed about the timing of Council action only after notice and comment periods for a modified MONS had been satisfied. . REZONE REOUEST - REZ 93(02)02 - RALSTON - Southwest corner of Fifth and Valley Streets: Request for rezone of approximately 20,000 s.f. of property from Residential High Density (RHD) to the Light Industrial (LI) zone district. John Jimerson reviewed the Department Report. Chairwoman Souders opened the public hearing. John Ralston, 850 Church Street, supports the staff recommendation and offered to answer any questions the Commission may have. Steve Brown, 622 South VaDey Street, stated he lives four houses south of the site, about 1.5 blocks away. He noted there are a number of sites and buildings in the L.I. zone on Valley Street which are vacant. The area still has a distinct residential character, and he opposes the rezone. In response to questions, he stated the remodel of his house is the only residential development that has occurred in the vicinity in the 15 years he's lived there. He chose to move to Valley Street because it is an old neighborhood with a rural character. He has one acre of property . Chairwoman Souders asked how staff can recommend approval of the rezone when the Comprehensive Plan states that industrial uses shall be buffered from other uses. Mr. Collins responded that the rezone would actually reduce the amount of residential property adjacent to industrial property. . In response to a question, John Ralston indicated he is in the process of obtaining property across the street from the site and located the properties on the vicinity map. . . . Planning Commission Minutes February 10, 1993 Page 4 There being no further public testimony, Chairwoman Souders closed the public hearing. Lengthy discussion occurred regarding the history of development and wning in the area. It was evident that there had been no new housing development in the area for many years, while new industrial development had taken place recently. Commissioner Winters moved to recommend the City Council approve the rezone request citing the following fmdings and conclusions: Findings: 1. The area to be rewned from RHD to LI includes those portions of Lots 1, 2 and 3, Block 94, Townsite of Port Angeles, east of the toe of the ravine and ipcluding those portions of the vacated 5/6 alley and Fifth Street which are attached to those lots. 2. Surrounding zoning includes LI to the east and north, PBP to the west, and RHD to the south. 3. The comprehensive plan designates property at the top of the ravine as urban residential and at the mouth of the ravine as industrial. There is no designation for the bottom of the ravine. A number of comprehensive plan goals, policies and objectives have been identified in the staff report as being most relevant to the proposal, including Goals nos. 2, 3 & 5; Residential Policies nos. 9, 15, 16 & 17; Industrial Development Policies Nos. 1, 3, 5 & 6; Social Policy No.3; Open Space Policies Nos. 2, 3 & 4; Economic Objectives Nos. 1 & 2; and Land Use Objectives Nos. I, 2 & 7. 4. The site is vacant. Surrounding land uses include single family residential to the south, a metal industrial building to the north, the ravine slope to the west, and a vacant house to the east. 5. Recent industrial development has occurred in the immediate development with the construction of the Evergreen Meats facility. Conclusions: A.. . -The-rezone .is .in the -public-use"and,jnterest.and.is compatible with the surrounding wning. B. The rewne is consistent with Goals, Policies, and Objectives of the Comprehensive Plan, specifically Goals Nos. 2, 3 & 5; Residential Policies Nos. 15, 16 & 17; Industrial Development Policies Nos. 1, 2, 3 & 6; Social Policy No.3; Open Space Policies Nos. 2, 3 & 4; Economic Objectives Nos. 1 & 2; and Land Use Objectives Nos. 1, 2 & 7. . . . Planning Commission Minutes February 10, 1993 Page 5 C. Circumstances have changed since the property was zoned Light Industrial. A new meat processing and distribution facility was recently constructed on a site previously occupied by a single family home, further contributing to the industrial nature of the area. The motion was seconded by Commissioner Catts and passed 5-1. Chairwoman Souders voted "noli expressing concern with the lack of buffering between industrial and residential land uses. REZONE REQUEST - REZ 93(02)04 - GERMAN. 2300 Block of West Eighteenth Street: Request to rezone approximately 4.61 acres of Single-Family Residential (RS-9) property to Residential Medium Density (RMD). John Jimerson reviewed the Department Report. Chairwoman Souders opened the public hearing. Tim German, 1482 Gasman Road, stated the need for affordable housing in the community has been well documented. The site proposed for rewne meets a number of criteria he finds important for this type of development, "including location on an arterial roadway, availability of sewer and water, availability of public transportation, and compatibility with the neighborhood. His intent is to divide the property into duplex and fourplex lots. He showed photographs of the types of townhouse projects he would like to build. Lorraine Ross, 418 East Front, supports the rewne. The project will benefit the community. Art Bradow, 2405 E. 18th Street, is concerned with apartments in the area, but, after seeing what the applicant intends to build, he has no problem with the request. Commissioner Leonard explained to Mr. Bradow that there is no guarantee the applicant will build the type of buildings that were shown in the photographs. There being no further public testimony, Chairwoman Souders closed the public hearing. Commissioner Anabel moved to forward a favorable recommendation to the City Council to approve the rezone from RS-9 to RMD citing the following f'mdings and conclusions: - Findings: 1. The request is to rewne 4.61 acres from RS-9 to RMD on the 2300 Block of West 18th Street consisting of the east 284.97 feet of Sublot 102 of the Townsite of Port Angeles. 2. The Comprehensive Plan identifies the site as suburban residential. A number of policies have been identified as being most relevant to the proposal including Goals nos. 3, 4 & 5; Residential Policies nos 2, 4, 5, 14, 15, 16, 17 & 18; . . . Planning Commission Minutes February 10, 1993 Page 6 Industrial Development Policies nos. 1, 4, 5 & 6; Parks and Recreation Policies nos. 1, 2 & 3; and Land Use Objectives nos. 1,2,4,5, 6 & 7. 3. Surrounding zoning includes RS-9 to the north, east and west and Light Industrial to the south. 4. The site is developed with one house and accessory buildings. The area north of 18th Street is developed with scattered homes. The Port of Port Angeles Airport Industrial Park is developed on the south side of Eighteenth Street. 5. The City adopted the new medium density residential zone district in 1992. 6. The requirements of the State Environmental Policy Act have been met with the issuance of a Determination of Non-Significance on January 22, 1993. 7. The rezone will not change the amount of residentially zoned land that abuts industrially zoned land. Conclusions: A. The rezone is in the public use and interest and IS compatible with the surrounding zoning. B. The rezone is consistent with the Goals, Policies and Objectives of the Comprehensive Plan as referenced in Finding No.2. C. Circumstances have changed since the property was zoned RS-9. The City has adopted a new zoning designation (RMD) which bridges the gap in density allowances of the RHD and single family zones. The motion was seconded by Commissioner Philpott and passed 6-0. ZONING CODE AMENDMENT - ZCA 93(02)02 CITY OF PORT ANGELES. PBP. Public Buildings and Parks District: Amendment to the City's zoning regulations as they relate to setbacks from public rights-of-way in the PBP. John Jimerson reviewed the Department Report. Chairwoman Souders asked why not make the PBP setbacks the same as commercial zones. Mr. Collins responded that another intent of the larger setback is to create a stately appearance for public facilities. Chairwoman Souders opened the public hearing. There being no one, she closed the public hearing. Commissioner Philpott moved to recommend the City Council amend the PBP setback from . . . Planning Commission Minutes February 10, 1993 Page 7 the alley to 20 feet citing the following fmdings and conclusions: Findings: 1. The existing PBP setbacks require a minimum setback of 35 feet from public rights-of-way, regardless of whether from a street or an alley. 2. Most alleys are located within the central townsite portion of the City, where services tend to be concentrated. Commercial Policy No. 9 states that government services should be available within the commercial liT". 3. Most lots within the commercial"T" are 140 feet deep. A thirty five foot setback from the front and rear lot lines leaves a 70 foot building envelope for PBP zoned property. This compares to 100 feet in the RS-7 zone, and 125 feet in the ACD and CSD zones. 4. The Comprehensive Plan has been reviewed with respect to this proposal. Conclusions: A. The Zoning Code Amendment is in the public use and interest. The amendment recognizes the PBP zone is for urban development as well as parks and open space. B. The Zoning Code Amendment is consistent with the Comprehensive Plan Goals and Policies. C. The proposed amendment is consistent with the intent of the PBP zone. The motion was seconded by Commissioner Anabel and passed 6-0. COMMUNICATION FROM THE PUBLIC None STAFF REPORTS Brad Collins.encouraged,all Planning Commission members to,attend the recognition ceremony for board and Commission members on February 12th and reminded them they need to R. S. V. P. to the City Managers office. He also noted it's time to renew memberships to the American Planning Association. Those Commissioners that are AP A members indicated they would like their membership renewed. Finally, he reviewed the schedule of future meetings, noting that the Comprehensive Pian will be reviewed at a special meeting on February 17th, and again on the 24th. It was decided that if an additional meeting is needed, it will be on March 3, 1993. . . . Planning Commission Minutes February 10, 1993 Page 8 REPORTS OF COMMISSION MEMBERS Commissioner Leonard requested the Commission consider a Planned Development overlay zone that differs from the PRD overlay. It would be used in a variety of situations, not just where there are environmentally sensitive areas, and it would not have the same development standards of the PRD. Mr. Collins agreed that the Planned Development technique can be applied for objectives other than just environmental protection. He would be supportive of such an approach and it would be distinctly different than contract rezoning. He would be supportive of such an approach. Tim German interjected that he supports the idea. The PRD is not practical for single family development. Chairwoman Souders stated the Growth Management Advisory Committee is hard at work trying to get the Comprehensive Plan to the Planning Commission. There has been substantial progress made. ADJOURNMENT There being no additional business, the Planning Commission adjourned at 9:35 P.M. Bradley J. Collins, Planning Director Prepared by: John Jimerson . ACl10NS REGARDING PLANNING COMMISSION MINUTES Meeting of February 10. 1993 SHORELINE MANAGEMENl' PERMIT - SMA 93(02)]32 -17T RAYONIER. 700 North Ennis Street: Request for a pennit to allow construction of an armor rock seawall at the existing Mill site, in the M-2, Heavy Industrial District. No action is required by Council at this time. REZONE REQUEST - REZ 93(lJ2J02 - RALSTON. Southwest corner of Fifth and Valley Streets: Request for rezone of approximmely 20,000 s.! of property from Residential High Density (RHD) to the Light Industrial (LI) District. See item under PUBLIC HEARINGS. . REZONE REQUEST - REZ 93(02J04 - GERMAN. 2300 Block of West Ei~hteenth Street: Request for rezone of approximately 4.61 acres of Single-Family Residential (RS-9) property to Residential Medium Density (RMD). See item under PUBLIC HEARINGS. ZONING CODE AMENDMENI' - ZCA 93(02J02 - CITY OF POKT ANGELES. PBP. Public Buildings and Parks District: Amendment to the City's zoning regulations as they relate to setbacks from public rights-olway in the PBP. See item under PUBLIC HEARINGS. . . PLEASE SIGN IN CITY OF PORT ANGELES Attendance Roster Type OfMeet~~ ~~~tion 3~ ~ h - __ . - ~~9,~ ~ ~ PtJl3e-x 1-166 1? 11-. . .