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HomeMy WebLinkAboutMinutes 04/10/1996 . . . HEARING DEVICES ARE AVAILABLE FOR THOSE NEEDING ASSISTANCE. PLAN N\~G AGENDA CITY OF PORT ANGELES PLANNING COMMISSION 321 East Fifth Street Port Angeles, WA 98362 April 10. 1996 7:00 p.m. I. CALL TO ORDER n. ROLL CALL m. APPROVAL OF MINUTES: March 13. 1996 IV. PUBLIC HEARINGS: 1. CONDITIONAL USE PERMIT - CUP 96(04)06 - JUAN de FUCA FESTIVAL OF THE ARTS. 321 East Fifth Street and Portion of Fourth Street: Request to allow overnight camping in association with a community festival activity located in the PBP. Public Buildings and Parks zone. 2. CONDillONAL USE PERMIT - CUP 96(04)07 - ROBERTS. 712 East Fifth Street: Request for a conditional use permit to allow a preschool in the RS-7, Residential Single Family zone. 3. CONDITIONAL USE PERMIT - CUP 96(04)08 - McPHEE. 911 East Eighth Street: Request for a conditional use permit to allow a gasoline service island accessory to a grocery store use in the CN, Community Neighborhood zone. 4. PRELIMINARY SUBDIVISION - MILL CREEK COURTS - North side of Ahlvers Road between Laurel and Peabody Streets. Proposal to subdivide approximately 3.69 acres into 8 residential building sites on a property containing an environmentally sensitive area (ESA) in the RS-9, Residential Single Family zone. (The applicant has requested that this item be continued to May 8, 1996.) PLANNING COMMISSION: Bob King" Chair, TIITl Gennan (V;c;e), Cindy Souders, BobPhiIpott, Unda Nuner, Dean Reed STAFF: Brad Collins, Dircdor, Sue Roberds Office SpccWisl, and DlIVid Sawyer, ScniM Planner. . . . 5. PRELIMINARY SHORT PLAT - IDGHLAND COMMONS. Melody Lane: Proposal to subdivide two lots (approximately 6.88 acres) of a previous short plat into four new lots, with one being an open space parcel, in the RHD, Residential High Density zone. 6. SHORELINE SUBSTANTIAL DEVELOPMENT PERMIT - SMA 96(03)156. 1509 East Columbia Street: Request for a permit to allow replacement of the eity's secondary sewer treatment outfall diffuser into the Port Angeles Harbor. (This item will be continued to May 8, 1996.) V. COMMUNICA TIONS FROM THE PUBLIC 1. Request for Interpretation - Senior day care in residential districts? VI. STAFF REPORTS vn. REPORTS OF COMMISSION MEMBERS VIIL ADJOURNl\fENT 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 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. Briefrebuttal (5 minutes) for proponents and opponents will be heard separately and consecutively with presentation limited to their spokesman. Rebuttal shall be limited to factual statements pertaining to previous testimony. Cominents should be directed to the Board, not the City Staff representatives present, unless directed to do so by the Chairman. . . . MINUTES PLANNING COMMISSION Port Angeles, Washington 98362 April 10, 1996 7:00 p.m. ROLL CALL Members Present: Linda Nutter, Bob King, Bob Philpott, Tim Gennan, Dean Reed. Cindy Souders Staff Present: Brad Collins, David Sawyer, Sue Roberds, Mac Campbell, Gary Kenworthy Public Present: Frank McPhee, Nancy McHenry, Debbie Roberts. Gerry Thompson, Colleen Schmitt APPROVAL OF MINUTES Commissioner Nutter moved to approve the March 13, 1996, minutes as typographically corrected. Commissioner German seconded the motion which passed 5 - 0 with Commissioner Souders abstaining. PUBLIC HEARINGS CONDmONAL USE PERMIT - CUP 96(04)06 - JUAN de FUCA FESTIVAL OF THE ARTS. 321 East Fifth Street and a portion of Fourth Street: Request to allow overnight camping in association with a community festival activity located in the PBP, Public Buildings and Parks zone. Senior Planner David Sawyer reviewed the Planning Department's report and answered questions regarding the proposed overnight camping use which is the main component of the conditional use pennit being requested. The festival use itself is a community activity which is allowed in the zoning district intended. ehair King opened the public hearing. Denise Heassler, 423 South Albert Street, Street Fair Coordinator for the festival, stated agreement with the staff s recommendation and was available for questions. In response to Commissioner Souders, Ms. Heassler introduced Karin Hanna, 183 Piehl Road, Executive Director of Juan de Fuca Festival of the Arts, who said that she had sent a letter to the County regarding the use of the County's parking lot for festival parking on weekends during daylight hours but as yet has not received a reply as to the pennitted use of the property. Commissioner Souders stated that it is her understanding the festival activity will involve the entire City Hall facility including overnight recreational vehicle parking in the most southerly . . . Planning Commi$sion Minutes. April 10, 1996 Page 2 unimproved parking area adjacent to Peabody Street. Planner Sawyer responded that was correct. The conditional use permit is not necessarily for the festival use, but is for the overnight camping associated with the use which will be for vendors of the festival only. A Right.Of.Way Use Permit will be needed for the use of Fourth Street as proposed. Ms. Heassler responded to Commissioner Philpott by stating that there is no camping fee charged for those vendors who wish to camp on-site. Information which is sent to potential vendors indicates available private and commercial camping opportunities in the Port Angeles area. Planner Sawyer noted that the Fire Department asked to add an eighth condition of approval to the permit dealing with spacing requirements of the Fire Code. There being no further testimony, Chair King closed the public hearing. Discussion as to the time limitations of such a use took place. Commissioner Nutter suggested that overnight camping should only be allowed on May 17 and 18 and that it be understood that the camping is restricted to vendor use. Commissioner German moved to approve the conditional use permit as requested with the following conditions, findings and conclusions: eonditions: 1. All aspects of the project shall meet or exceed all local, State, and Federal codes. 2. The applicant shall discuss with the County the possibility of using the County's administrative offices' parking lot for overflow parking during the hours the County's administrative offices are closed. 3. The applicant shall explore the possibilities of using an off-site parking lot and shuttle system to reduce the event's parking impact on the surrounding land uses. 4. Adequate sanitary facilities shall be available at all times for the overnight camping area. 5. The overnight camping shall be restricted to 20 spaces located in the east half of the unimproved employee parking lot adjacent to Peabody Street. 6. The overnight camping area shall be separated from the west half of the unimproved parking lot and any other areas used for vehicle parking or movement. 7. The overnight camping area shall only be available to vendors operating a booth at the festival. All other inquiries regarding the availability of overnight camping shall be directed to existing over-night camping facilities permitted in accordance with the City's Zoning Ordinance. . . . Planning Commi!!ionMinules -April 10.1996 Page 3 8. Overnight recreational camping spaces shall be designated for spacing as approved by the Fire Department for safety. 9. Overnight recreational camping shall only be permitted May 17 and 18, 1996. Findings: Based on the information provided in the April 10, 1996 Staff Report for CUP 96(04)06, (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 I. The applicant, Juan de Fuca Festival has applied for a conditional use pennit for over- night camping as an accessory use to an arts and crafts and performing arts festival in the Public Buildings and Parks (PBP) zone as proposed in the April 10, 1996 Staff Report for CUP 96(04)06 Attachment A 2. The Comprehensive Plan Land Use Designation for the subject property ]s Commercial. 3. The subject property is zoned PBP. 4. The Vem Burton Community Center and City Hall complex is promoted and used as a convention center for various public and private uses, including numerous arts and crafts shows and performing arts activities. 5. A Determination of Non-Significance (#664) was issued for the proposal on March 12, 1996 and no comments were received during the comment period. 6. Parks are a permitted use in the PBP zone. 7. Parks are a permitted use in the CO zone. 8. Over-night camping is an accessory use to a public park facility. 9. The vendors' booths, with the exception of those located on Fourth Street, will be open to the public on Friday (17th), Saturday (l8th), and Sunday (19th) during the mornings, afternoons and evenings. 10. The area proposed for overnight camping would accommodate approximately 35 parking spaces. lL With the festival as proposed, the Vern Burton Community Center/City Hall site will have approximately 105 available parking spaces on-site. . . . Planning Commission Minutes. April J 0, 1996 Page 4 Conclusions: Based on the information provided in the April 10, 1996 Staff Report for CUP 96(04)06 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 intent of the Comprehensive Plan's Commercial land use designation and the Comprehensive Plan's goals and policies including but not limited to Land Use Policies A2, Dl and D2. B. Limited overnight camping as an accessory use to a public park meets the purpose and intent of the PBP zone. C. As conditioned, the proposed limited overnight camping as an accessory use to an arts and crafts festival, providing on-site overnight accommodations to participating vendors for reasons of security and access meets the purpose and intent of the PBP zone. D, As conditioned the proposed project is in the public use and interest. Commissioner Philpott seconded the motion, which passed unanimously. CONDmONAL USE PERMIT. CUP 96(04)07 - ROBERTS. 712 East Fifth Street: Request for a conditional use pennit to allow a preschool in the RS-7. Residential Single Family zone. Planner Sawyer reviewed the Planning Department's report and responded to questions regarding parking required for the use. Debbie Roberts, 430 East Sixth Street, agreed with the staffs report and stated that she has a written agreement with the church for use of the subject property, house, and required parking spaces. The church provides 88 improved parking spaces but only requires 68 for the church use. There will not be outside play equipment on site. The children will walk in groups to Erickson Playfield which is located one block north of the site. She described the safety precautions which will be taken for protection of the children using the preschool both on site and during excursions to the park play area. She offered her college transcripts, references, and floor plans for the eommissions review if desired. In response to Commissioner Nutter, Mrs. Roberts indicated that holidays will correspond to public school holidays, The proposed schedule will be from September to June or July with August off Extended discussion took place regarding entrance to the structure, parking, loading and unloading spaces, and vehicle traffic. Planner Sawyer suggested that loading and unloading . . . Planning Commission MirlUles - April J 0. 1996 Page 5 spaces should be designated closest to the structure to eliminate children being in the parking/vehicle traffic areas. Mrs. Roberts responded to eommissioner Nutter that if the pre-school use increases such that the use outgrows the proposed structure, the use could be moved into the church facility on the adjoining property. Gerry Thompson, 721 East Fifth Street, objected to the pre-school use. Being the property owner directly across the street (north), she provided information regarding traffic in the direct area and the number of accidents at the comer of Fifth and Francis Streets. She was concerned with children walking to and from the park due to the traffic in the area. The parking lot area is not well planned. The entrance is dangerous. This is an extremely busy area with a lot of vehicular activity in the parking area. Neighborhood children play in the lot regularly. She is not opposed to preschools in general but the proposed site is not suited for this use. CoDeen Schmitt, 334 Columbust favored the preschool use at this location. Children may be driven to the park or walk in supervised groups but will never walk unsupervised. The applicant has put a great deal of work into planning for this use and will continue to work out problems as they occur. Safety of the children is of major importance. There being no further testimony, Chair King closed the public hearing. eommissioner Nutter agreed that this is a very busy area and that traffic patterns in the area are erratic. more than in other residential areas due to the status of Fifth Street as a crosstown route for traffic. Planner Sawyer suggested an additional condition (Condition No.5) to the recommended conditions of approval which would specify loading and unloading areas to be signed and used accordingly with a fence separating the vehicle and preschool areas. Commissioner Reed asked the applicant if she had concerns with a one year initial operating period. The applicant indicated that she expected such a condition and it is not a problem. Commissioner Nutter moved to approve the conditional use permit as requested with the following conditions, findings and conclusions: Conditions : 1. All aspects of the project shall meet or exceed all local, State, and Federal codes, including any special State licenses required for the operation of a pre-school. 2. The project shall meet the requirements recommended by the Fire Department including compliance with all local and State Fire eodes. . . . Planning Commission Minutes - April 1 0, 1996 Page 6 3. The project shall meet the requirements recommended in the City Light Department's memorandum included in the staffs report for CUP 96(04)07 pertaining to 15 amp or larger receptacles and circuit interrupter protection. 4. A parking layout including two loading/unloading spaces located for safe. convenient access to the preschool facility and a fence separating the parking area and the preschool area shall be submitted to and approved by the Planning Department prior to operation of the use, 5. The use shall be for an initial fifteen month period. Should the applicant wish to extend the use beyond September, 1997, an extension must be applied for in a timely manner prior to the extension date. Findings: Based on the information provided in the April 1 0, 1996 Staff Report for eup 96(04)07, (including all of its attachments), comments and information presented during the public hearing, and the Planning Commission's discussion and deliberation. the eity of Port Angeles Planning Commission hereby finds that: 1. The applicant, Debbie Roberts, has applied for a conditional use permit to operate a pre-school in the RS-7 zone as proposed in the April 1 0, 1996 Planning Department Staff Report. 2. The Comprehensive Plan land use designation for the subject property is Low Density Residential (LDR). 3. The subject property is zoned RS-, Residential Single Family.. 4, A Determination of Non-Significance (#666) was issued for the proposal on March 20, 1996 and no comments were received during the comment period which ended March 31,1996. 5. Pre-schools are a conditionally permitted use in the RS-7, Residential Single Family. 6. Classes will be held Monday through Friday with morning sessions from 8;30 am to 11 :00 am and afternoon sessions from 12:00 pm to 2:30 pm. The school will be closed on weekends, holidays. and school designated days off A five week summer program is scheduled to begin in 1997. Conclusions: Based on the information provided in the April 1 0, 1996, Staff Report for CUP 96(04)07 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 eity of Port Angeles Planning Commission hereby concludes that: . . . Planning Commission Minutes -April 10, 1996 Page 7 A As conditioned, the proposed project meets the intent of the Comprehensive Plan Land Use Policies A2, Cl, Dl, and E3 and 4 and the requirements of the PAMC including the RS-7 zone, B. As conditioned, the proposed project is in the public use and interest. Commissioner Souders seconded the motion, which passed unanimously. CONDITIONAL USE PERMIT - CUP 96(04)08 - McPHEE~ 911 East Eighth Street: Request for a conditional use permit to allow a gasoline service island accessory to a grocery store use in the eN, Community Neighborhood zone. Planner Sawyer reviewed the Planning Department's report and responded to questions regarding the redesign of the original site plan. ehair King opened the public hearing. Frank McPhee, 911 East Eighth Street, asked for a reduction in the required IS-foot landscape strip required as a buffer between the commercially zoned subject property and the adjacent residentially zoned property to the east, as he currently owns the residential property to the east, and therefore is the affected property owner. He asked for a reduction to 3 feet of landscape buffer. All parking spaces are designed to be 10 feet wide rather than the required 8'6". He canvassed the neighborhood within three hundred feet of the site and submitted a petition from those neighbors that states approval of the gasoline service island use. He intends to build and maintain an attractive commercial use on this site consisting of a new grocery store with the proposed gasoline service islands. In response to Commissioner Nutter, Mr. McPhee indicated that traffic will enter the site from Race Street and exit on Eighth Street. Discussion centered on the applicant's request for a reduction in the required IS-foot landscape buffer to 3' in the east side yard abutting a residential zone. Planning Director Collins indicated, in response to Commissioner German's inquiry, that the Planning Commission can comment on the landscaping requirements and setback proposals in their deliberation. The applicant responded to Commissioner Nutter that internal sidewalks and public sidewalks are proposed for the site. In continuing discussion with the applicant regarding the landscaping required for the zone and use, Mr. McPhee agreed that landscaping is desirable and stated that the fifteen feet could be provided but he would rather sacrifice the landscaping buffer for wider parking stalls for his customers. There being no further comments, ehair King closed the public hearing. . . . Planning Commission Minutes . April JO. J996 Page 8 In response to a Commission inquiry, City Engineer Gary Kenworthy noted that the applicant has not yet met the City's Parking Ordinance requirements regarding egress on Eighth Street. The Public Works Department is willing to work with the applicant in redesign of the site. In further discussion regarding landscaping requirements, Commissioner Nutter pointed out that the adjacent residential property may not always be under the ownership of the applicant and it is important to maintain a landscape buffer for this type of use against a residential use/zone. She suggested retaining the fifteen foot landscape buffer on that portion of the abutting side yard closest to the residential uses in the area with a reduction on those portions of the site closest to Eighth Street. The Commission took a break at 9:50 p.m. The meeting reconvened at 9:55 p.m. Director Collins proposed a condition (No. 17) to allow a reduction of the required landscape buffer area if the Commission so desires. Commissioner Souders moved to approve the conditional use permit as requested with the following conditions, findings and conclusions: eonditions: 1. The Public Works Department shall require appropriate stormwater treatment and erosion control measures consist with the Department of Ecology Stormwater Management Manual to reduce and/or control stormwater runoff, erosion and other water quality related impacts to the surrounding properties and general area. 2. The Building Division shall require appropriate construction management measures to reduce dust and other construction related impacts to the surrounding area. 3. All aspects of the project shall meet or exceed all local, State, and Federal codes including all permit requirements regarding the installation of gasoline storage tanks and the regulations of the Commercial Neighborhood zone. 4. A demolition permit shall be obtained and complied with prior to the demolition of any existing structures. 5. Potentially impactive equipment and uses, including the location of the gas pumps and storage tanks shall be located on the site plan so as to minimize any adverse impacts on adjacent properties. 6. The applicant shall submit a revised site plan, which meets the requirements of the Port Angeles Municipal Code including but not limited to the development standards (Section 17.21.200) and the design and landscaping requirements (Section 17.21.230) of the eN zone, and the Off-Street Parking Ordinance. . . . Planning Commission Minures - April J 0. J 996 Page 9 7. The design of the facility shall be compatible with a residential environment. 8. All lighting on the site shall be so directed as to reflect away from adjoining property and public rights-of-way. 9. If during any excavation of the site, artifacts are discovered, further disturbance of the site shall cease until such time appropriate archaeological personnel can detennine the extent of the find and subsequent appropriate measures are decided upon and taken. 10. All required improvements and approvals, including a certificate of occupancy for the proposed grocery store shaH be completed or obtained prior to operation of the proposed gasoline pumps. II. The size of the area used by the gasoline islands, including the stacking spaces shall be consistent with the Zoning Code's requirements for accessory uses. 12. A Zoning Lot Covenant is required to combine the two individual lots of record into one zoning lot. 13. The project shall meet the Public Works Department requirements including that the driveway access on Race Street be moved to the north (75 feet more or less) if possible. A full dimensioned site p Ian will be required to address parking concerns as addressed in the Public Works Department memorandum of March 26, 1996. Curb stops will be required along right-of-way and property lines to keep traffic from entering/exiting directly to the street without using driveways. A catch basin with an oil "T" separator and connection to the City's stonn line will be required. 14. The project shall meet all requirements of the City's Fire Department as stated in their March 20, 1996, memorandum. 15. Any structures will remain a minimum clearance of 12.5 feet from overhead primary power lines as required by the City's Light Department in their memorandum received on March 26, 1996. 16. The project shall meet all requirements recommended by the State of Washington Department of Ecology in a letter dated April 4, 1996, included in the Planning staffs report dated April 10, 1996. 17. The landscape yard along the east side shall provide adequate area for maintenance of shrubs of three feet to six feet at mature height and other vegetation features as well as non-vegetative landscape features complementary or similar to residential landscaping in the vicinity. . . . Planning CommissionMinute3 -April 10.1996 Page 10 . Findings: Based on the information provided in the April 10, 1996 Staff Report for CUP 96(04)08, (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: I. The applicant, Frank McPhee, has applied for a conditional use permit to operate two gasoline pumps as an accessory use to a food store in the eommercial Neighborhood (CN) zone as proposed in the April 10, 1996 Staff Report for CUP 96(04)08 Attachment A (including the revised site plan received April 10, 1996); 2. The Comprehensive Plan Land Use Designation for the subject property is Low Density Residential (LDR). 3. The subject property is zoned CN. 4. A Mitigated Determination of Non-Significance (#667) was issued for the proposal on March 21, 1996 and no comments were received during the comment period which ended April 5, 1996. 5. Food stores are a permitted use in the eN zone. 6. A gasoline island is a conditionally permitted use in the eN zone as an accessory use to a food store. 7. Section 17.08.010 A of the Port Angeles Municipal eode (pAMe) defines an "accessory building or use" and Section 17.08.100 S defines the term "subordinate." 8. The proposed site plan indicates the food store will be approximately 40' by 80' for a total of approximately 3,200 square feet. 9. The area identified on the proposed site plan (revised April I 0, 1996) for the gasoline pumps is approximately 20' by 36' for a total of approximately 936 square feet or 29% of the proposed grocery store use. 10. The subject property's east (side) lot line is adjacent to a residentially zoned lot (RS- 7) and the north (rear) lot line is adjacent to an alley. II. For the CN zone, PAMe Section 17.21.200 A, 3 states "Minimum Yard Requirements - No structure shall be built within 15 feet of an alley or any property that has a residential zoning classification." . . . Planning Commission Minutes - April J 0, /996 Page 1 J 12. For the CN zone, P AMC Section 17.21.230 C states "The side yard abutting a residentially zoned lot shall be landscaped in a manner that is complementary or similar to residential landscaping. In other words, such landscaping shall be complementary or similar to shrubs of three foot to six foot mature height interspersed with evergreen, deciduous and/or ornamental trees. Five feet of the rear yard setback area abutting a residentially zoned lot shall be landscaped in a similar manner. " 13. A Planning Department Policy Determination was made in February of 1994 which states "a business with a drive through window may count the number of stacking spaces leading to and in front of the drive through window toward meeting the required parking as long as the stacking spaces do not extend into a public right-of- way or block internal on-site vehicular circulation." Conclusions: Based on the information provided in the April 10, 1996 Staff Report for CUP 96(04)08 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 gasoline islands are an accessory use to the proposed food store. B. A gasoline island and its associated stacking spaces are similar to a drive through window and its associated stacking spaces. C. The eN zone requires a 15 foot landscaped side yard adjacent to the east lot line of the subject property. D. The intent of the CN zone's required 15 foot landscaped side yard adjacent to a residentially zoned lot is to help buffer the impacts of commercial uses permitted in the CN zone on adjacent residentially zoned lots. E. As conditioned and properly redesigned, the proposed project's design and location meets the intent of the Comprehensive Plan Land Use Policies A2, Cl, Dl and 2, E3 and 4, and E7 and 8, and will meet the requirements of the PAMC including the eN zone. F. As conditioned and properly redesigned, the proposed project is in the public use and interest. Commissioner Souders seconded the motion, which passed unanimously. . . . Planning Commission Minutes - April 10. 1996 Page 12 PRELIMINARY SUBDIVISION - MlLL CREEK COURTS - North side of Ahlvers Road between Laurel and Peabody Streets. Proposal to subdivide approximately 3.69 acres into 8 residential building sites on a property containing an environmentally sensitive area (ESA) in the RS-9, Residential Single Family zone. (The applicant has requested that this item be continued to May 8, 1996.) ehair King opened the public hearing and noted that the applicant requested that this item be continued to May 8, 1996. Commissioner Nutter moved to continue the public hearing to May 8, 1996, 7 p.m. Commissioner Souders seconded the motion, which passed unanimously. PRELIMINARY SHORT PLAT - HIGHLAND COMMONS. Melody Lane: Proposal to subdivide two lots (approximately 6.88 acres) of a previous short plat into four new lots, with one being an open space parcel, in the RHD, Residential High Density zone. eommissioner German stepped down from the proceedings as he is the applicant for this proposal and left the meeting room. Commissioners Reed, Philpott, and Nutter stated that they live in the area of the proposed subdivision and asked if anyone in the public had an objection to their participation in the Planning Commission's action on this proposal. No one objected. Planning Director Collins reviewed the staff's report recommending approval of the preliminary subdivision proposal and responded to several questions from the Commission regarding improvement standards and open space standards and provisions for both the proposed subdivision and the previously platted Highland Communities PRD adjacent to the site to the north. Chair King opened the public hearing. Nancy McHenry, Northwestern Territories, Inc., 717 So. Peabody, represented the applicant and stated that the applicant is in agreement with staff's recommendation but suggested that minor changes be made to the conditions of approval. Storm detention/treatment will be provided and the hydraulic project approval (HPA) for the Highland Communities project will be amended in that regard, as the Highland Communities project originally included the property proposed for resubdivision at this time. It is not the applicant's intent to extend the outfall to White's ereek. Commissioner Nutter asked who would be responsible for the maintenance of Lot 4, which is dedicated as open space for the Highland Commons subdivision and for the Highland Communities Planned Residential development, . . . Planning Commission Minutes - April 1 D. 1996 Pagel3 Ms. McHenry responded that development of Lot 4 will be under the supervision of the City's Parks and Recreation Department as it will be dedicated for public use as open space but will be owned and maintained by the Highland eommunities Homeowners Association. She didn't know what the final recreational amenities would include for the public use. Commissioner Nutter suggested a modification to condition No. 13 to include sidewalks along the north side of Melody Lane to access the walking trail proposed in the subdivision as there is no other public access to the open space lot. Ms. McHenry objected to such a requirement stating that 34% of the site is already dedicated to open space. Melody Lane is not an arterial street nor is it a school walking route and so should not require sidewalks. There being no further testimony, ehair King closed the public hearing. Commissioner Reed asked for clarification of the development improvements required in light of the Local Improvement District (LID) which is being formed since the area adjacent to the project site to the south was recently annexed. City Engineer Gary Kenworthy responded that if the LID improvements are completed prior to the development improvements, so be it. If not, the improvements will be required of the developer prior to occupancy of the site. Following continued discussion regarding possible development improvements, Commissioner Souders moved to approve the proposal with the following conditions: Conditions: 1. The final plat shall be substantially in accord with the revised preliminary plat of Highland Commons Subdivision as prepared by Northwestern Territories Inc., dated received March 13, 1996, except as may be modified by conditions stated below: 2. The Highland eommons plat shall be consistent with the requirements of the City's Wetlands Protection Ordinance prior to application for final plat approval. 3. Any dwelling unit built in the subdivision shall be provided with a residential sprinkler system. 4. Fire hydrants shall be spaced no farther than 1,000 feet apart for the subdivision. 5. Any cui-de-sac improvement for the subdivision shall have a minimum 90 foot curb to curb diameter with on-street parking allowed or a minimum 80 foot diameter with no on-street parking allowed. 6. Ten (10) foot utility easements shall be provided to the City on all sides of Melody Circle. . . . Planning Commiui"nMinute: - April 10. 1996 Page 14 7. All power lines serving this subdivision shall be installed underground per eity Light design and easement requirements. 8. Grid North shall be shown on the plat. 9. A cul-de-sac rather than a hammerhead turnaround shall be provided at the end of Melody Circle. 10. A turning knuckle shall be provided at the intersection of Melody Lane/Circle. I 1. Storm detention/treatment shall be provided, and the outfall to White's Creek shall be extended if required by the hydraulics permit approva1. An HP A will be required as well as a maintenance agreement. 12. Sewer and water extensions and easements to serve each lot shall be provided. The 8 inch water main shall be looped through the site to Melody Lane. Fire hydrants shall be installed as required by the Fire Department. 13. Melody Lane shall be improved to City standards with a 34 foot roadway to Golf Course Road including curb and gutter both sides. Storm drain improvements shall be included. All improvements to be completed to the satisfaction of the Public Works Department prior to final plat or bonded for completion prior to occupancy. 14. The Highland Communities PRO and HigWand Commons Subdivision perimeter walkway shall be a dedicated public easement, and public walkway signing shall be installed at all connections with public streets and private roadways and at the southwest corner of the site near the trail head into White's Creek Ravine. 15. Lot 4 (.68 acres), which is not proposed for residential buildings but required as open space for the Highland Conununities PRD, shall be improved as a recreation area per a plan approved by the City Parks Director, and the improvements shall be completed or bonded before application for final plat approval. 16. Street lighting shall be provided per the approval of the City Light Department. 17. A stormwater pennit application shall be made at least 30 days prior to commencement of construction, if an NPDES pennit under their Baseline General Permit for Storm Water Discharges Associated with Industrial Activities is required for the subdivision by the Department of Ecology. Findings: 1. The request is for approval of a 4 lot subdivision northwest of the west end of Melody Lane. . . . Planning Commi31ionMinutes. April /0, /996 Page J 5 2. The site is designated High Density Residential on the Comprehensive Plan Land Use Map. The proposal has been reviewed with respect to the goals, policies and objectives of the Plan, the most relevant of which have been identified in the staff report. 3. There are a number of level of service standards contained in the Comprehensive Plan which have been considered in the staff report. 4. The proposal has been reviewed with respect to the areas of concern listed in Section 58.17.110 RCW. S. The property is zoned RHO. The lots meet the minimum lot area of the RHO Zone. 6. Melody Lane is the local access street for Highland Commons Subdivision, and Golf Course Road is the nearest arterial and closest street improved to City street standards. 7. A Detennination of Non-Significance and adoption of the existing EIS for Highland Communities PRD was issued on March 25, 1996. 8. Timely comments on the DNS were received on April 8, 1996, from the Department of Ecology. 9. The preliminary subdivision for Highland Commons was first submitted on March II, 1996, and revised on March 13, 1996. 10. The applicant received an National Pollutant Discharge Elimination System (NPDES) permit for the Highland Communities Planned Residential Development. Conclusions: A. As conditioned, the subdivision is consistent with the Port Angeles Comprehensive Plan. B. As conditioned, the subdivision is consistent with the Port Angeles Zoning Ordinance and Subdivision regulations. C. Appropriate provisions have been made for the public health, safety and general welfare and for such open spaces, drainageways, streets or roads, alleys, other public ways, transit stops, potable water supplies, sanitary wastes, parks and recreation, playgrounds, schools and schoolgrounds, sidewalks and safe walking conditions for students who walk to and from school. D. The public use and interest is served in the platting of this subdivision. The subdivision implements the desired land use pattern for this area as articulated in the Comprehensive Plan and Zoning Ordinance. The subdivision also provides for . . . Planning Commission Minutes. April 1 O. 1996 Page /6 development of new housing within the City of Port Angeles Urban Growth Area, consistent with the Growth Management Act and increases the availability and affordability of housing opportunities for the community. The motion was seconded by Commissioner Reed. Commissioner Nutter offered an amendment to include a requirement for sidewalks along the north side of Melody Lane. The motion died for lack ofa second or concurrence with the maker of the motion. The motion on the floor was called for and passed 5 - O. Commissioner Nutter noted for the record to the City Council her concern that sidewalks should be required along the north side of Melody Lane to enable public access to the proposed open space lot. Commissioner German returned to the meeting. SHORELINE SUBSTANTIAL DEVELOPMENT PERMIT - SMA 96(03)156. 1509 East Columbia Street: Request for a pennit to allow replacement of the eity's secondary sewer treatment outfall diffuser into the Port Angeles Harbor. (This item will be continued to May 8, 1996.) Chair King opened the public hearing and noted that the applicant asked that the item be continued to May 8, 1996. Commissioner Reed moved to continue the public hearing to May 8, 1996, 7 p.m. Com mission mer Nutter seconded the motion, which passed unanimously. At 10:25 p.m. Commissioner German moved to continue the meeting beyond the 10:00 p.m. hearing deadline. Commissioner Philpott seconded the motion, which passed unanimously. V. STAFF REPORTS Commissioner Philpott stepped down as the item under discussion dealt with an issue he is dealing with in real estate. Following discussion regarding the fact that adult day care uses are not licensed by any state or local agency usually responsible for those types of uses, and that those being cared for in such uses are dependent on adequate care, Commissioner Nutter moved to require that a conditional use permit be required for adult day care uses in residential zones until such time as another regulatory agency accepts responsibility for such uses. Commissioner Souders seconded the motion, which passed 5 - O. Commissioner Philpott rejoined the meeting. . . . Planning Commission Minutes. Apn"l J O. 1996 Page 17 Director Collins indicated the long range agenda items list that was distributed with the meeting packet materials. " REPORTS OF COMMISSION MEMBERS There was discussion on the proposed City/eounty Planning Commission meeting. It was decided that eommissioner Nutter would present an invitation to the County Planning Commission at their next meeting. ADJOURNMENT The meeting adjourned at 12:10 a.m. ~~~ Bra Colhns, Secretary (!flw /~ Bob King, Chair PREPARED BY: S. Roberds .' 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