Loading...
HomeMy WebLinkAboutMinutes 04/10/1991 . . . AGENDA PORT ANGELES PLANNING COMMISSION City Council Chambers 321 East Fifth Street Port Angeles, W A 98362 April 10, 1991 7:00 P.M. I. CALL TO ORDER ll. ROLL CALL m. APPROV AL OF MINUTES: Meeting of March 27, 1991 IV. PUBLIC HEARINGS: 1. EXTENSION OF CONDITIONAL USE PERMIT - CUP 90(04)03 - GALLACCI. 1010 East Front Street: Request to allow continuation of a day care center in the ACD, Arterial Commercial District. 2. REZONE REOUEST - REZ 91(04)01 - KNELLER. 800 Block East Caroline: Request to rezone property presently designated RS-7, Residential Single-Family, 3. CONDmONAL USE PERMIT - CUP 91(04)05 - ENVIRONMENTAL WASTE SYSTEMS. Airport Industrial Park: Request to allow a recycling facility in the LI, Light Industrial. to OC, Office Commercial. VI. COMMUNICA TIONS FROM TIlE PUBLIC VII. STAFF REPORTS 1. Set public hearing for filling and grading ordinance for August 14, 1991, meeting All correspondence pertaining to a hearing item received by the Planning Department at least one day prior to the scheduled hearing will he provided to Commission members before the hearing. Planning Commission: Larry LeOlUlro, Chair; Ray Gruver. Vice-Chair; Bill Anabel; Roger Calls; Cindy Souders; lim Hulett; Bob Philpott. Planning Staff: Brad Collins, Planning Direl:tor; Sue Roberds, Planning Office Specialist, John Jimerson, Associate Planner. '. . . Planning Commission Agenda Page 2 vm. REPORTS OF COMMISSION MEMBERS IX. ADJOURNMENT PUBLlC HEARING PROCEDURE: Spokesmen for the proponents and opponents will be given an opportunity to speak to the request. lnformation 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. . . . PLANNING COMMISSION Port Angeles, washington April 10, 1991 I CALL TO ORDER Vice-Chairman Souders called the meeting to order at 7:00 P.M. II ROLL CALL Members Present: Roger Catts, Bob Philpott, Bill Anabel, Larry Leonard, Cindy Souders, Jim Hulett. Members Excused: Ray Gruver. Staff Present: John Jimerson, Sue Roberds, Brad collins, Bruce Becker, Ken Ridout. III APPROVAL OF MINUTES Mr. Philpott moved to approve the minutes of the meeting of March 27, 1991, as written. Mr. Anabel seconded the motion, which passed 4 0, with Messrs. Leonard and Hulett abstaining. IV PUBLIC HEARINGS EXTENSION OF CONDITIONAL USE PERMIT GALLACCI, 1010 East Front Street: continuation of a day care center in Commercial District. - CUP-90(04)03 - Request to allow the ACD, Arterial Ms. Roberds reviewed the Department memo, explaining the history of the Conditional Use Permit extension request and answered questions from the Commission concerning the parking situation and the applicant's efforts to comply with the conditions previously placed on the permit. Ms. Roberds answered that the applicant had made some effort at resolving the situation, but to date, a firm resolution had not been reached. Vice-Chairman Souders opened the public hearing. Val Gallacci, 1010 East Front Street, stated that she has been allowed to use dual parking situations for 19 years, allowing co-mingling of parked cars and children's play areas. Due to recent incidents, the Department of Social and Health Services (DSHS) now requires separate parking and play areas for all day care uses. There is no more space available at this facility to allow for the additional five parking spaces for the use. Four approved parking spaces are presently available at the rear of the site. A use agreement for parking on adjacent property was submitted; however, the property is FLANNING COMMISSION April 10, 1991 Page 2 . presently for sale. Ms. Gallacci noted the City's requirement that the adjacent parking area proposed for the additional five spaces be paved, which is not possible due to financial constraints. The applicant requested the extension be allowed in order to continue the day care service, which provides a very needed service to the community, until such time as the adjacent parking is no longer available. The applicant stated she understood that if parking is not available for the use, the use cannot continue at this location. The applicant answered questions from the Commission concerning the parking situation and the history of the day care site. There being no further comment from the audience, Vice- Chairman Souders closed the public hearing. In response to a question from Mr. Catts, Ms. Roberds answered there have been no complaints received during the past year from either the neighbor or general public. The Commission discussed the testimony given by the applicant as well as various alternatives to the parking situation. Following that discussion, Mr. Leonard moved to approve the extension for a one-year period, subject to the following conditions, and citing the following findings and conclusions: . CONDITIONS: 1. The parking and access be per Public Works and Ordinance No. 1588 requirements. within one month from the date of extension, the applicant shall provide a parking plan for the off-site parking area proposed, to the Planning and Public Works Departments for approval. The approved plan shall be instituted no later than May 20, 1991- Further, the applicant understands that continued opera- tion of the day care is dependent upon the provision of approved parking for the duration of the use. 2. The applicant shall submit a letter of agreement from the adjacent property owner in support of the proposed use of the paved area directly adj acent to the day care facility which is in accord with ordinance requirements. 3. The facility be licensed by DSHS and all licensing requirements be strictly observed. 4. All requirements of the Fire Department be complied with. FINDINGS: 1. The applicant has requested a conditional use permit to continue operation of a day care at 1010 East Front Street. . 2. There have been no complaints received during the past year of operation. PLANNING COMMISSION April 10, 1991 Page 3 . 3 . The day care facility is licensed by the Department of Social and Health Services for up to 65 children. 4. The day care use has seven (7) employees, which requires a total of nine (9) parking spaces (one for each employee and two for the users). 5. The applicant's original parking plan has not been approved by DSHS due to the co-mingling of vehicles and children's play area. 6. The present site layout does not provide for the required parking. 7. A parking reduction cannot be allowed unless a parking variance has been granted. 8. The applicant has submitted a use agreement with a neighboring property owner for an undetermined period of time to provide the required parking. 9. Continuation of the use is dependent on resolution of the parking arrangement and compl iance with city regulations. . CONCLUSIONS: A. As conditioned, the use should not adversely affect the public health, safety, or welfare, or contribute to the depreciation of neighboring properties. B. As conditioned, the use complies with standards set forth for approval of conditional use permits as noted in Ordinance No. 1709, as amended (Article XI). c. The use, as conditioned, complies with Ordinance No. 1588 (Parking Ordinance) . Mr. Philpott seconded the motion, which passed unanimously. REZONE REQUEST - REZ-9l(04)Ol - KNELLER, 800 Block East Caroline: Request to rezone property presently designated RS-7, Residential Single-Family, to OC, Office c, : <. ~Conunercial. Mr. Jimerson reviewed the Department Report and answered ques- tions from the Commission on the proposal and its proximity to other Office Commercial-zoned properties in the area. . Vice-Chairman Souders opened the public hearing. Dr. Kneller, 9805 Parkwood Drive, Bethesda, Maryland, stated he had purchased the property in 1961 to be used as his residence while serving a residency at the nearby hospital. PLANNING COMMISSION April 10, 1991 Page 4 . Over the years, his plans have changed and he is now request- ing that the property be rezoned to allow for a residence and small office use, which would not involve visitation by patients, but be mainly a bookkeeping and office base for his practice. Chuck Turner, 1207 East Second Street, real estate broker representing Olympic Memorial Hospital in the purchase of the property adjacent to Dr. Kneller's property, also included in the rezone request (824 Caroline), stated the Hospital's intent to purchase the adjacent property as parking for the Hospital's planned expansion. There is very little Office Commercial-zoned property close enough to the Hospital for use by the Hospital. Office Commercial zoning is to the east and south of the proposed rezone area, with the bluff and Harbor to the north. Mr. Turner encouraged approval of the rezone request. Following discussion with staff, it was determined that a "stand alone" parking lot would not be allowed in the Office Commercial District as a permitted or conditional use. Mr. Turner indicated he understood and still supported the rezone. . Ann Madsen, owner of Lots 11, 12, and 13, Block 37, Norman R. Smith's Subdivision (adjacent property to the southwest of the si te), stated a concern that the rezone would disrupt the quiet residential atmosphere to the south and southwest of this property. She noted that although Dr. Kneller's request appears to be an innocuous one, plans can be changed, as well as circumstances, and can result in any use allowed in the Office Commercial District being permitted at this site. Caroline Street at this location is a dead-end, and access and traffic flow could be disrupted. She was concerned with devaluation of her property. There being no further public comment, Vice-Chairman Souders closed the public hearing. In response to the Commission, Ms. Roberds stated she had discussed in detail the Home Occupation Conditional Use process with the applicant; however, it was the applicant's decision to request a rezone of the property. Following discussion, Mr. Anabel moved to recommend denial of the rezone reguest, as.proposed,..citi:qg_the.,following findings and conclusions: FINDINGS: 1. There are approximately 11.2 acres of OC-zoned land in the immediate proximity of the Hospital. . 2. There is potential for conversion of less intensive uses, namely single-family residential and vacant land, to medical offices to serve the needs of the Hospital. PLANNING COMMISSION April 10, 1991 Page 5 . There are 24 single-family houses on about 4.2 acres and about .9 acres of vacant land zoned OC. 3. Single-family residential units can, and have been, converted to medical offices. 4. Single-family residential units can, and have been, demolished to make room for new medical offices. 5. There are 5 houses to the north of this site, on property zoned RS-7, which would be isolated from other RS-7 areas if the rezone is approved. 6. The future traffic impacts from the conversion of exist- ing residential and vacant land uses to offices on nearby residences is unknown. The proposed rezone would increase the potential for traffic impacts. 7. There is no evidence that the amount of property zoned OC is inadequate to serve the Hospital. 8. The property is located on a one-block dead-end residen- tial street. CONCLUSIONS: . A. The proposal is consistent with, but not necessary to achieve, the Comprehensive Plan Commercial policy No. 16. B. No circumstances have changed in the area which would indicate the original zoning of the property is no longer appropriate. C. There are adequate amounts of land zoned OC to meet the needs of the Hospital for the foreseeable future. D. The rezone is not in the public use or interest. Mr. Hulett seconded the motion, which passed unanimously. CONDITIONAL USE PERMIT - CUP-91 (04) 05 - ENVIRONMENTAL WASTE SYSTEMS, Airport Industrial Park: Request to allow a :r:eqycling _ facility ~in. _ the ._LI, ...Light Industrial, District. Mr. Jimerson reviewed the Department Report and answered questions from the Commission as to the location of the site and the use. . Ken Ridout, Deputy Director of Public Works, stated that the Public Works Department had inadvertently not reviewed this application request, and stated more time would be necessary in order to answer questions of the Commission concerning PLANNING COMMISSION April 10, 1991 Page 6 . access to the site and improvements which may be required to access the site. Vice-Chairman Souders opened the public hearing. Robert King, 1007 South Albert street, stated there is a 2,500 square-foot pole building, presently on-site, that he would like included in this request. He noted that cold storage (stacked cardboard and newspapers) of bundled material would be contained in the pole building area. The intent of the applicant is to operate a well-maintained, contained process- ing and transferring facility for recycled products. Non- ferrous material will be in an enclosed building to eliminate the theft factor. No car body parts will be accepted or stored, other than heavy iron metals, such as engine blocks. White goods (dishwashers, washers, refrigerators, etc.), will not be accepted. Forty-yard drop boxes will be filled with items such as glass and plastics. Drop boxes will remain closed, except when serviced. Drop boxes will not be in covered areas. In response to Commissioner Catts, Mr. King said there is not much of a rodent problem, due to the quick movement of material. The applicant answered that there is adequate paving around the buildings to adequately handle truck and car traffic at the present time. The entrance to the site may need upgrading. No burning will be done on-site. . In response to a question about a recycling operation east of town, the applicant said that the proposed facility would be very clean and well maintained. The applicant closed by saying "the object in recycling is to move it or lose it". As soon as truck-load quantities are met, the material is moved. There being no further comment, Vice-Chairman Souders closed the public hearing. Mr. Leonard questioned staff on the concern expressed over open sided buildings and uncovered storage area. Mr. Jimerson answered that the circulation plan required should show locations of drop boxes as well as how many drop boxes may be on site at one time. He also noted that the Light Industrial District is not a heavy manufacturing district and as such, should be..kept .clean.and storage should be contained indoors. The marketability of the Industrial Park towards quality businesses that generate employment is dependent upon the attractiveness of the park. He suggested the pole barn be enclosed be constructing walls around the perimeter. . Following a short discussion, Mr. Leonard moved to approve the Conditional Use Permit as requested, subject to the fallowing conditions, and citing the following findings and conclusions: PLANNING COMMISSION April 10, 1991 Page 7 . CONDITIONS: 1. A circulation plan indicating circulation, loading areas, paved and unpaved areas, parking, drop boxes, buildings, and identification of the contents in each building be submitted to the Planning Department for approval prior to the issuance of a building permit. 2. No materials may be stored outside. If the business expands beyond the capacity of the existing buildings, a new Conditional Use Permit will be required. 3. All local and State building and fire Codes shall be complied with. 4~ All unsightly on-site debris must be cleaned up within one month of commencement of the use. 5. The pole barn shall contain only bundled materials. FINDINGS: A. The proposal is for a collection center for recyclable materials which are compacted and bundled for shipment to another location for recycling. . The storage and processing of materials will occur entirely within the existing Qi1-sife buildings~- C. The LI Zone District conditionally allows uses found to comply with the purpose of the District. B. D. The site is located within an existing industrial park for light industrial uses. CONCLUSIONS: 1. The proposed use, as conditioned, can comply with the purpose of the Light Industrial District. 2. Design review of the required site/circulation plan will ensure that adequate on-site circulation will be provided to meet the needs of the different types of vehicles using the facility. 3. The use, as conditioned, is compatible with the surround- ing properties and land uses. 4. The use is in the public benefit. . Mr. Anabel seconded the motion, which passed unanimously. . . . PLANNING COMMISSION April 10, 1991 Page 8 VI COMMUNICATIONS FROM THE PUBLIC None. VII STAFF REPORTS Ms. Roberds noted that in a phone conversation with Jean Fairchild of the Downtown Parking Association, Ms. Fairchild requested the Parking Ordinance Amendment previously submitted by the Downtown Association for the PBIA be continued indefinitely. Ms. Roberds added that the Downtown Association is looking at a more detailed amendment proposal. Mr. Leonard moved to remove the PBIA Parking Ordinance No. 1588 amendment proposal from the April 24th meeting agenda. Mr. Hulett seconded the motion, which passed unanimously. FILL AND GRADING ORDINANCE It was noted that the proposed fill ordinance being prepared by the Public Works Department is not ready for hearings. Therefore, following discussion, Mr. Leonard moved to remove the fill ordinance from the public hearing docket scheduled for the April lOth agenda. Mr. Hulett seconded the motion, which passed unanimously. Mr. ColI ins noted that the Growth Management Act sessions being conducted by the American Planning Association will be held in May (29th, 30th, and 31st) in Wenatchee. Mr. Collins encouraged Commission members who are able to attend to contact staff. Mr. Collins requested the Planning Commission refrain from making interpretations without staff reports being prepared for the issue. It was noted that an applicant recently requested an interpretation be made, which request was brought to the Commission for review and acted upon by the Commission without a report prepared by staff. The Commission concurred that in the future the pOlicy would be not to act on interpretations until staff review has been completed. The procedur.e would. be to..take the applicant r s testimony, refer the item to staff, at which time a written staff report would be prepared, and consider the request at a following meeting. Mr. Collins gave a brief report on his recent visit to New Orleans to the APA Planning Conference. . . . PLANNING COMMISSION April 10, 1991 Page 9 VIII REPORTS OF COMMISSIONERS Mr. Philpott asked if staff had checked into the salvage storage occurring at Second and Eunice Streets. Ms. Roberds indicated she had visited the site on two different occasions and noted stacked, bundled cardboard and a fork-lift outside the facility. Mr. Philpott questioned if this was permitted. Ms. Roberds answered that it appeared to be awaiting collec- tion and was not being stored. Mr. Catts questioned the apparent junk yard or unpermitted home occupation located on the corner of Tenth and Eunice Streets. Staff answered that this site has been a nuisance problem for some time and the city Council had taken steps at a previous meeting to strengthen the nuisance ordinance violation provisions. The Commissioners briefly reviewed trative Hearings held during the p Administrative Hearing Officer. inutes of the Adminis- si ' months by the City's IX ADJOURNMENT The meeting adjourned at .. .~ ns, Secretary SR:LM PLAN 454 . PLEASE SIGN IN CITY OF PORT ANGELES Attendance Roster Type of Meetin~. '::.~nin~ Commission Date (; ';J /~ 199 J Location 321 ,5th Street - City Hall Name Address 9tJc;) . S. li~I/4 ~000 \{\/tCLrr/J ~...'2...f- ~ ./.:2../ -7 es- OZ ~/ ?~r p .