HomeMy WebLinkAboutMinutes 04/12/1995
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.PLAHN\tlG
AGENDA
CITY OF PORT ANGELES
PLANNING COMMISSION
321 East Fifth Street
Port Angeles, W A 98362
April 12, 1995
7:00 p.m.
I. CALL TO ORDER
n. ROLL CALL
m. APPROVAL OF MINUTES: Meeting of March 22, 1995
IV.
PUBLIC HEARINGS:
1. SHORELINE MANAGEMENT PERMIT. SMA 95(04)149 - PORT
OF PORT ANGELES. Ediz Hook: Proposal to construct a multi-purpose
pier (Marine Safety & Resource Center) in the IH, Industrial Heavy
District. (Continued from February 8, 1995.)
2. CONDITIONAL USE PERMIT. CUP 95(04)07 ~ HECK. 1533 West
Twelfth Street: Request to allow a residential care facility to locate in the
RS-7, Residential Single Family District. (The applicant has withdrawn
this pennit.)
3. STREET V ACA TION PETITION STY 95(04)03
ANDERSON/SA WBY. Portion of Fourth Street at Benjamin Avenue:
Petition for vacation of City right-of-way.
4. REZONE REOUEST - REZ 95(04)02 - THOMPSON. 800 Block
Georgiana: Request to rezone two Townsite lots, approximately 14,000
square feet, from RS-7, Residential Single Family, to eo, Commercial
Office, District.
PLANNING COMMISSION; Linda Nutter,Chair, Tim German (Vice), Orville Campbell, Cindy Souders, Bob Winters, Bob Philpott. Bob King.
STAFF: Bl'lld Collins, Director, Sue Roberds Office Spedalist, and David Sawyer, Senior Planner.
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5.
CONDmONAL USE PERMIT - CUP 95(04)08 - YMCA. 302 South
Francis Street: The proposal is to expand an existing quasi-public
recreational facility which is located in a residential single family zoning
district. (The applicant is requesting continuation of this item.)
6. MUNICIPAL CODE AMENDMENT - MCA 95(04)04 - SUBDIVISION
REGULA nONS, City-wide: Proposal to amend the subdivision/short
subdivision regulations regarding right-of-way access requirements in the
case of one existing habitable dwelling unit.
V. COMl\fUNICA nONS FROM THE PUBLIC
VI. STAFF REPORTS
VII. REPORTS OF COMMISSION MEMBERS
VIII. 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.
PUBUC 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 (S minutes). Other interested parties will be allowed to comment briefly (S minutes each) or
make inquiries. The Chairman may allow additional public testimony if the issue warrants it. Brief rebuttal (S
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. Comments 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
April 12, 1995
7:00 p.m.
ROLL CALL
Members Present:
Orville eampbel1, Bob King, Bob Philpott, Cindy
Souders, Tim German
Members Excused:
Linda Nutter
Staff Present:
Sue Roberds, David Sawyer, Bruce Becker, Ken
Ridout
Public Present:
David and Vicki Anderson, Chuck Madison, Mr. and
Mrs. David Olexer
APPROVAL OF MINUTES
Commissioner King moved to approve the March 8, 1995, minutes with a
typographical correction to a speaker's address on page No.5. Commissioner Campbell
seconded the motion which passed 3 - 0, with Commissioners Souders, Winters, and
German abstaining.
PUBLIC HEARINGS
SHORELINE MANAGEMENT PERMIT - SMA 95(04)149 - PORT OF PORT
ANGELES. Ediz Hook: Proposal to construct a multi-purpose pier (Marine Safety
& Resource Center) in the IH, Industrial Heavy District. (Continued from February
8, 1995.)
Senior Planner Sawyer reviewed the Planning Department's report recommending approval
of the requested permit with conditions. Vice Chair German opened the public hearing.
Dave Hagiwara, Manager of Trade and Development for the Port of Port Angeles, 338
West Fint Street, explained that this project proposal is a result of economic diversification
strategies developed by the Port of Port Angeles over the past few years. The Port received
a $1.5 million grant in 1993 to help fund the project. The area was previously used as a log
storage/dump area by ITT Rayonier. He referred to an artist's rendition of the final project
to provide a visual understanding of the proposed site development. The major element of
the proposal is the pier and trestle which will provide berthing space for factory trawlers, oil
spill response vessels, tug boats, and smaller fishing vessels in need of repair. A ship yard and
haul out area is included but a dry dock is not proposed. The overall project may include a
Planning Commission
April 12, 1995
Page 2
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a dry dock is not proposed. The overall project may include a fish processing facility.
The total cost of the project is approximately $5.6 million with the first phase pier and
trestle project costing approximately $2 million. The entire project is near to being
totally funded.
Commissioner Campbell asked what economic benefit to the City is associated with the
proposal. Mr. Hagiwara answered that the proposal will result in approximately sixty
direct jobs with many other spin off benefits to local suppliers.
In response to eommissioner eampbell, Mr. Hagiwara responded that lease revenues to
the City are approximately $15,000 per year for the site.
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Ken Sweeney, Planning and Environmental Manager for the Port of Port Angeles,
338 West 11rst Street, presented a slide display of the area of the proposed facility and
current uses of the general industrial areas on Ediz Hook. Pen Tee, a professional
environmental firm, was contracted to provide a detailed environmental analysis of the
site. Extensive underwater analysis indicated there is no eelgrass at the location probably
due to the previous use of the site as a log dump. Very few marine animals are present
possibly due to the lack of nourishment. The pier trestle design was narrowed to protect
critical juvenile fish passage and to allow light for eelgrass beds. No creosoted timbers
will be used. He noted that the Port has been working closely with the Lower S'Klallam
Tribe and referred to a letter dated August, 1994, in support of the proposal from the
Tribeal representative. No dredging is planned in the current proposal. Evidence
indicates that woody debris is dissipating naturally. The existing log trestle will be
removed.
In response to Commissioner Campbell, Mr. Sweeney referred to the conditions of the
Army Corps of Engineers hydraulic permit approval, issued in March, 1995, in
anticipation that a shoreline substantial development permit would be approved. The
future plan includes a public viewing platform at the east end of the site pending funding
for that use. No concrete floats or gangway is planned for at least the initial project but
the proposal could be modified in the future.
Ken Ridout, Deputy Director of the City's Public Works Department, answered
Commissioner Winters that undergrounding of utilities is not being requested in
association with this permit, but is preferred for future improvements. However, utilities
may not be undergrounded under the eity's Waterfront Trail. Traffic concerns are not
tied down at this point as the Port is now proposing a tenant for the warehouse facility,
which was not previously considered.
There being no further testimony, Vice Chair German closed the public hearing.
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Commissioner Souders expressed concerns with traffic circulation at the site. Ediz Hook
is narrow and heavily used for recreational traffic. Overflow parking along Ediz Hook
in association with this use is not desirable. She expressed concern that the Port did not
relate its plans for a fish processing facility in the proposed warehouse, which was
therefore not considered in the application review.
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P1Q1lning Commission
Aprill2. 1995
Page 3
Planner Sawyer requested clarification of the opportunities available to the public for
access to the shoreline. He noted that the Comprehensive Plan encourages utilities to be
placed underground.
Mr. Sweeney clarified that the pier and trestle will be the first phase of development with
the warehouse facility being the second. He saw no reason why the shoreline on either
side of the project couldn't be open to the public. Parking for the use will be available
on the southernmost extension of the pier.
Commissioner Philpott moved to recommend approval of the shoreline substantial
development permit with the following conditions, fmdings and conclusions:
Conditions:
1. The proposed project shall satisfy the condition of approval for V AR 95(03)02.
2. The proposed project shall satisfy the conditions/concerns of the Army Corps of
Engineers hydraulic approval (issued March 20, 1995).
3. The project shall comply with all of the mitigation measures of the MDNS issued
by the Port of Port Angeles on June 13, 1994.
4.
The proposed project shall satisfy the concerns of the eity's Public Works
Department as follows:
a) Plan view sheet No.1 prepared on September 20, 1994, should be revised
to reflect Ediz Hook Drive as the fronting street rather than Marine Drive.
b) Proposed eventual expan sion of public access by construction of a viewing
tower at the site could possibly be improved by locating the tower at the
sail and paddle park where parking is available or participation in
improvements at other access locations on the harbor.
c) Disposal of materials not suited for marine disposal at an upland site
within the eity will require a clearing and grading permit.
d) Parking will require a site layout including drainage to be submitted for
review and approval by Public Works.
e) Vehicle access crossing the Waterfront Trail will necessitate structural
section improvements and installation of crosswalk markings and signage.
t)
Water and sewer services serving vessels will require special protective
devices and measures.
g) Sanitary force main completion is currently programmed for 1996.
Interim measures may be required to serve the development if sewer
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April 12, 1995
Page 4
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services are needed prior to completion of the sewer force main.
5.
The proposed project shall satisfy the concerns of the City Light Department as
follows:
a) All new buildings shall maintain a minimum of 12.5 feet clearance from
existing overhead powerlines.
6. The applicant shall provide a physical separation along the full length of the
Waterfront Trail and the subject site except for approved driveway access areas
prior to final approval for use of the pier.
7. The applicant shall retain a qualified archaeologist to be on site and monitor any
excavation activities. Upon discovery of evidence of possible archaeological
significance, the applicant shall follow the recommendations of the archaeologist
for proceeding, consistent with all relevant state and federal historic preservation
laws.
8. The project shall comply with all of the requirements of the City's Environmental
Protection Ordinance.
The project shall provide public waterfront access from the City's Waterfront
Trail.
The project shall comply with the Uniform Fire Code.
Utilities shall be underground where feasible as agreed upon by staff and the
Port's representative.
Findines:
1. The applicant, the Port of Port Angeles applied for a Shoreline Substantial
Development Permit on December 13, 1994 which is included in the staff report
as Attachment A.
2. The application is to construct 1) an approximately 10,000 sq. f1.
warehouse/office building, 2) an approximately 29,000 sq. f1. mult-purpose pier,
trestle, and mooring dolphins, and 3) beach/sand fill.
3. A Mitigated Determination of Non-Significance (MDNS) was issued by the Port
of Port Angeles SEPA Responsible Official on February 10, 1995.
4.
The Port received substantial comments on the MDNS and revised the project to
address many of the concerns.
5. The application and hearing process was advertised in accordance with the legal
requirements of the City of Port Angeles and the State of Washington.
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Planning Commission
April 12, 1995
Page 5
6.
The multi-purpose pier and associated warehouse and office building is proposed
on Ediz Hook which is part of the intensely developed Port Angeles Harbor on
a site that has previously been used as a log transfer and storage facility for the
majority of the past fifty years.
7. The subject site and proposed project is adjacent and directly accessible to the
City's Waterfront Trail.
8. The Port Angeles Shoreline Master Program, Comprehensive Plan and Zoning
Ordinance have been reviewed with respect to this application.
9. The upland portion of the subject site is designated as Industrial and the over
water portion of the project is designated as Open Space in the Comprehensive
Plan.
10. The upland portion of the subject site is zoned IH (Industrial, Heavy) and the over
water portion of the project is zoned PBP (public Buildings and Parks).
11. The subject site is designated Urban Environment in the City's Shoreline Master
Program.
12. Hydraulic project approval was issued by the Corps of Engineers on March 20,
1995.
13. Areas located on the pier can provide some of the required parking spaces.
Conclusions:
A. Based on the staff report analysis, public review and comment, the Planning
Commission's discussion and deliberation, and the findings listed above, the
proposed multi-purpose pier is dependent on its location, and use of the shoreline.
B.. Based on the staff report analysis, public review and comment, the Planning
Commission's discussion and deliberation, and the findings listed above, and as
conditioned above, the project should achieve the intent of the City's
eomprehensive Plan's Land Use Policy H 3, Open Space Policies I I & 2, and
Conservation Policies D 1 & 4.
e. Based on the staff report analysis, public review and comment, the Planning
Commission's discussion and deliberation, and the fmdings listed above, and as
conditioned above, the project should achieve the intent of City's IH and PBP
zones.
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Planning Commission
April 12, 1995
Page 6
D.
Based on the staff report analysis, public review and comment, the Planning
Commission1s discussion and deliberation, and the findings listed above, and as
conditioned above, the project should achieve the intent of The City's Shoreline
Master Plan Urban Environments's Policies C I, 3 & 4, D 1 a & 2, F 1 a, b & e, 7 b,
8 b & f, 17 a & c, 18 a, b & c, and 19 a.
E. Based on the staff report analysis, public review and comment, the Planning
Commission's discussion and deliberation, and the findings listed above, and as
conditioned above, the project will not be detrimental to the shoreline.
Commissioner Winters seconded the motion.
Commissioner Souders stated that the proposal is a very good project. However, it may be
a better plan to approve phase one of this project, the pier and trestle, and consider the
warehouse use when that use is more defined. A fish processing facility may generate needs
that a more traditional warehouse use would not. The Port is asking the City to approve a
project that is not as yet completely defined and therefore cannot be adequately assessed in
a sensitive location and in a highly visible area. She suggested dealing with this type of
proposal in phases as those phases are more complete in specific design to allow for adequate
analysis of impactive issues. It may not be appropriate to allow the required parking to be
overwater on the pier itself. Contamination may be possible and overflow of vehicles onto
Ediz Hook Road is not desirable.
Following considerable discussion as to the non-specific use of the warehouse at this time,
it was determined that the use proposed is a typical warehouse until such time as the Port
proposes a more specific proposal, which may require a new permit, or amendment to an
approved permit.
The question was called for and passed 5-1, with Commissioner Souders voting in the
negative due to the concerns expressed about the non specificity of phase two.
Vice Chair German called for a break at 9:00 p.m. The meeting reconvened at 9:05 p.m.
CONDITIONAL USE PERMIT - CUP 95(04)07 - HECK. 1533 West
Twelfth Street: Request to allow a residential care facility to locate in the RS~
7, Residential Single Family District. (The applicant has withdrawn this
permit.)
Planner Sawyer noted that the applicant has withdrawn this application. Commissioner
Philpott moved to accept the withdrawal. Commissioner Campbell seconded the
motion, which passed 6-0.
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Planning Commission
April 12, 1995
Page 7
STREET V ACA nON PETITION
ANDERSON/SAWBY, Portion of Fourth
Petition for vacation of City right-of-way.
STV 95(04)03
Street at Beniamin Avenue:
Planner Sawyer reviewed the Planning Department's report and answered questions regarding
staffs recommendation of denial. Vice Chair Gennan opened the public hearing.
David Anderson, 904 Benjamin Street, explained the development pattern in the area and
presented a petition signed by neighbors who expressed support for the proposal. He
understood that he would be required to develop a hammerhead liT" turn around for
emergency access at the end of the street were the request to be approved.
In response to Commissioner Campbell, Mr. Anderson answered that the proposal will allow
him to complete his landscape plans and would prevent through access at this location which
could result in undesirable traffic and development to the area.
Chuck Madison, 917 Benjamin Street, spoke in support of the petition as the vacation
would result in the desired dead end street neighborhood situation which is desirable to the
neighbors at this location.
There being no further comment, Vice Chair German closed the public hearing.
The Commission expressed concern that if the vacation were approved access to the south
would be prevented at this location. Following lengthy discussion regarding the required turn
around development, Commissioner Souders moved to recommend approval of the street
vacation petition with the following condition, and citing the following findings and
conclusions:
Condition:
1. An easement will be retained to service the private sewer line in the area and
a twenty foot section of Fourth Street will be retained for a turn around area or
hammerhead "r for emergency vehicles.
Findings:
1. The request is to vacate that portion of the Fourth Street right-of-way abutting 904
Benjamin Street (Lot 6 of the Pinehrook II Subdivision).
2. The subject right-of-way and adjacent properties are designated Low Density
Residential by the City's Comprehensive Plan and is zoned RS-9.
3.
The Fire Department will require that twenty feet of the Fourth Street right-of-way
be retained for a hammerhead IITII for emergency vehicles.
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PllUU1ing Commission
April 12, 1995
Page 8
4.
The Public Works Department's comments and recommendations were included in the
staff report.
5. The Fire Department's comments and recommendations were included in the staff
report.
Conclusions:
A. The proposed vacation is consistent with the Comprehensive Plan's Land Use Policy
B, 3 and Transportation Policy B, 18.
B. The vacation of the subject right-of-way does serve a public purpose.
C. Surrounding property to the west can be accessed through Willow Street.
Commissioner Philpott seconded the motion, which passed 5-1t with Commissioner
Campbell voting in the negative as the vacation would result in a dead end at this
location restricting the circulation of traffic to and from property to the south and west
which is currently undeveloped but has the potential for development.
Commissioner Winters moved to continue the agenda items beyond 10 p.m.
Commissioner Philpott seconded the motion, which passed 6-0.
REZONE REOUEST - REZ 95(04)02 - THOMPSON. 800 Block
Georgiana: Request to rezone two Townsite lots, approximately 14,000
square feet, from RS-7, Residential Single Family, to CO, Commercial Office,
District.
Planning Office Specialist Sue Roberds reviewed the Planning Department's report and
responded to questions regarding past history of the site. Vice Chair German opened the
public hearing.
Kirk Thompson, 827 East First Street, urged approval of the rezone request and stated that
it is penect for the area and in compliance with the City's Comprehensive Plan.
There being no further testimony, Vice Chair closed the public hearing.
Following brief discussion, Commissioner Campbell moved to recommend approval of
the rezone citing the following findings and conclusions:
Findings:
1. The request is to rezone two vacant 50' x 140' Townsite platted lots, totaling 14,000
square feet of property currently zoned RS-7, Residential Single Family.
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Planning Commission
April 12, 1995
Page 9
2. The site is identified as commercial in the Comprehensive Plan. The following goals
and policies have been identified as being most relevant to the proposal: Land Use
Map Goal, Policies, and Objective Goal A., Policies 1 and 2; and Commercials and
Policies Goal D., Policies I and 2.
3. The site is adjacent to a large area of commercial property which extends from
immediately east of the property a distance oftbree full blocks to Jones Street and
from Front Street to the marine bluff area which houses the Olympic Memorial
Hospital. The commercial area along the west side of Race Street in this area extends
only two lots west of Race Street with the exception of the subject block which is
characterized by a five lot indentation at present.
4. Residential uses are located one block north, one-half block south, and extending west
along the marine bluff area toward Downtown Port Angeles.
5. A Detennination of Non-Significance was issued for the rezone on March 20, 1995,
with no appeal.
6. The property was unsuccessfully proposed for rezone to Commercial Office in 1991.
7.
The City's Comprehensive Plan redesignated the property as commercial in June,
1994.
9. Notice was provided of the proposal to rezone to property owners within 300 feet of
the proposed area. A total of 29 notices were mailed on March 20, 1995. No
negative comment has been received from either the general public or the surrounding
property owners as a result of the posting/publication/mailing process.
10. The site is adjacent to other commercial zoned (CO) property.
11. The CO Zone contains landscaping standards as a buffer to surrounding residential
uses.
Conclusions:
A. As approved, the rezone is in the public use and interest and is compatible with the
surrounding neighborhood.
B. As approved, the rezone is consistent with the Goals and Policies of the
Comprehensive Plan, specifically, those identified in Finding NO.2. The
Comprehensive Plan identifies the site as commercial.
C.
Circumstances have changed since the property was denied a rezone in 1991, as the
Comprehensive Plan now identifies the site as commercial.
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Planning Commi$sion
April 12. 1995
Page 10
Commissioner King seconded the motion, which passed 6-0.
CONDITIONAL USE PERMlT - CUP 95(04)08 - YMCA. 302 South
Francis Street: The proposal is to expand an existing quasi-public
recreational facility which is located in a residential single family zoning
district. (The applicant is requesting continuation of this item.)
Planner Sawyer indicated that the YMCA requested continuation of this item to the May
10, 1995, meeting. Vice Chair German opened the public hearing. There being no one
to speak to the issue, Commissioner Souders moved to continue the item to the May
10, 1995, Planning Commission meetingt 7 p.m. Commissioner Winters seconded
the motion, which passed 6-0.
MUNICIPAL CODE AMENDMENT - MeA 95(04)04 - SUBDIVISION
REGULA nONS. eity-wide: Proposal to amend the subdivision/short
subdivision regulations regarding right-of-way access requirements in the
case of one existing habitable dwelling unit.
Planning Office Specialist Sue Roberds reviewed the Planning Department's report and
provided background information in support of the amendment proposal. Vice Chair
German opened the public hearing. There being no one to speak to the issue, he then
closed the hearing.
Commissioner King moved to recommend approval of the proposed amendment
citing the following fmdings and conclusions:
Findings:
1. The short subdivision ordinance has been reviewed with respect to an exception
to right-of-way access design standards.
2. The comprehensive Plan, in particular Growth Management Goal A., Land Use
Goal A., Policy A.2., Goal R, Policy R1., Policy R2., Policy B.3., Goal e,
Housing Policy A.5, Capital Facility Goal A., Policy A. 9., and goal B., have
been reviewed with respect to the proposal.
3. The standards for right-of-way access and lot design interact to limit site planning
for lot patterns.
4. A Determination of Non-Significance was issued for the proposal on April 5,
1995.
Conclusions:
A. The Municipal Code Amendment is in the public use and interest.
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Planning Commission
Aprll12. 1995
Page 11
B.
The Municipal Code Amendment is consistent with the comprehensive Plan Goals
as identified in the staff report.
C. The Municipal Code amendment is consistent with the intent of chapter 16.04 of
the Port Angeles Municipal Code.
Commissioner Winters seconded the motion, which passed 6-0.
COl\1MUNICATIONS FROM THE PUBLIC
None.
STAFF REPORTS
None.
REPORTS OF COl\fMISSION MEMBERS
Commissioners Campbell and Souders requested that staff arrange for the satellite
Association of Washington Cities workshop regarding "Resolving Municipal eonflict" for
April 27, 1995.
Commissioner Souders reported on the progress of the County's Planning Commission
regarding the Port Angeles Regional Plan. The next meeting is May 10.
eommissioner Winters noted that he would be absent from the May 10, 1995, meeting.
He is working with a group that has been contracted by the City of Port Angeles to
prepare new aerial photographs of the eity and surrounding areas. He expects that color
aerial transparencies will be available in the next two weeks and that they will be
available for public presentations. The new material should be very helpful to the
Planning Commission and City eouncil in their deliberations.
ADJOURNMENT
The meeting adjourned at 10:45 p. m.
g Secretary
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Tim German, Vice Chair
PREPARED BY: S. Roberds
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PLEASE SIGN IN
CITY OF PORT ANGELES
Planning Commission Attendance Roster
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Meeting Date: Y04--, ! /~ 1,9.9~
ADDREss:
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