Loading...
HomeMy WebLinkAboutMinutes 04/12/2000 . . . FORfANGELES WAS H I N G TON, U. S. A. PLANNING DEPARTMENT AGENDA PLANNING COMMISSION 321 East Fifth Street April 12, 2000 I. CALL TO ORDER 7 p.m. II. ROLL CALL III. APPROVAL OF MINUTES: Meeting of March 22, 2000 IV. PUBLIC HEARINGS: 1. BINDING SITE IMPROVEMENT PLAN - BSIP 00-01 - PORT OF PORT ANGELES. AiJ;:port Industrial Park. 2200 and 2300 Blocks West 18th Street: Proposal to develop 7 new lots to an existing industrial park development in the Industrial Light zone. 2. CONDITIONAL USE PERMIT - CUP 00-03 - GERMAN~ 1702 Melody Circle: A proposal to establish a substance abuse treatment facility in an existing structure located within the RHD, Residential High Medium Density zone. .. CONTINUED HEARINGS: 1. PARKING VARIANCE - PKV 00-01 - MAVERICK DEVELOPMENT. 116 North Albert Street: Request for a reduction in the required parking spaces from 58 spaces to 29 spaces in the Commercial Arterial zone. (Continued from March 22, 2000.) V. COMMUNICATIONS FROM THE PUBLIC VI. STAFF REPORTS VII. REPORTS OF COMMISSION MEMBERS VIII. ADJOURNMENT PLANNING COMMISSIONERS: Fred Hewins (Chair), Linda Nutler (Viee),Bob King, Fred Norton, Bob Philpott, Charles Schramm, Mary Craver PLANNING STAFF: Brad Collitls (Planning Direclor), David Sawyer (Senior Planner), Sue Roberds (planning Specialist) . . . MINUTES PLANNING COMMISSION Port Angeles, Washington 98362 Apri112, 2000 7:00 p.m. ROLL CALL Members Present: Bob Philpott, Linda Nutter, Fred Norton, Fred Hewins, Bob King, Chuck Schramm, Mary Craver Members Absent: None Staff Present: Brad Collins, Sue Roberds, David Sawyer, Dan McKeen, Craig Knutson, Glenn Cutler, Greg Darling, Steve Ilk Public Present: Josephine O'Neill, David Flodstrom, Margaret Anderson, Mr. and Mrs. Kueld, Lucienne Kirk, Mr. and Mrs. Art Wilmot, Norman and Jan Antolock, Jim Healey, Gary and Shirle Lappier, Chris Brotherton, Jim Stagg, Ken Sweeney, Karen and Jon Rushby, Neale Frothingham, Michael and Florence Bucierka, Robert Martin, Preston Kayes, Dave Neupert, Janet Drysdale, Mariann Whaler, Jerry Willis, Roy Varni, Carroll Reid, Marvin Stolley, Arlen Hanson, Gerald Middleton, Olive Brooks, Norman Brooks, Morgan Roehl, Mr. and Mrs. Corven Kepplinger, Floyd Taggert, Allen and Caroline Collins, Michael Kisman, Chuck Drysdale, G. Blanc, Barbara Gase, Marcella Miller, Marilyn James, Rhonda Gallauher, Deanna Martin, Landon Kimbrough, Chuck Mullin, Bob and Ann McCartney, Mary Lou Paulson, Norma Turner, Rick Anderson, Craig Miller, Larry Leonard, Dan Pollock, Dan and Penny Withers, Paula Zomm, Steve Sanderson, Cindy McAfee, Gerald Powell, Bob Leach, Allan Harrison APPROVAL OF MINUTES Commissioner Nutter moved to approve the March 22, 2000, meeting minutes with a correction from Commissioner Craver regarding her statement made prior to Item #2 (Tandem Bike Rally) that she is a neighbor to the application. A motion to second the amended minutes was made by Commissioner King and passed unanimously. Commissioner Philpott stated that he would be removing himself from the proceedings for Item #2 on the agenda as he is a neighbor in the direct vicinity of the proposal. Commissioner Hewins stated that he would be stepping down as Chair and leaving the meeting for Item #2 as he is an employee of the applicant. Commissioner Schramm stated that he owns property in the area of Item #1 but does not stand to gain from the proposal and would remain to act on the application unless someone objected to his doing so. No one objected to any of the disclosures. . . . Planning UJmmission Meeting. April]2. 2000 Page 2 Chair Hewins asked if the Commissioners would prefer to reorder the agenda to allow for continued Item #3 to be heard first. The Commissioners agreed that they did not wish to reorder the agenda. Chair Hewins read the required oath that ensures those providing testimony are truthful to the best of their knowledge. PUBLIC HEARINGS: BINDING SITE IMPROVEMENT PLAN - BSIP 00-01 - PORT OF PORT ANGELES. Ai1l'ort Industrial Park. 2200 and 2300 Blocks West 18th Street: Proposal to develop 7 new lots in an existing industrial park development in the Industrial Light zone. Senior Planner Sawyer reviewed the Planning Department's staff report recommending approval ofthe proposal. Chair Hewins opened the public hearing. Ken Sweeney, Planning and Environmental Manager for tire Port of Port Angeles, 338 West First Street, noted that the proposal is a continuation of the Airport Industrial Park development and carries out the Port's 1975 Master Plan. Phase I is the development which lies to the west of the subject property. Phase II is the property to the east of the subject property which contains five industrial sites. The proposal is Phase III. There is no immediate need for new industrial lots at this time, but recognizing the 5 or 6 year lead time that is required to prepare a lot for occupancy, the Port thought it best to be getting the development under way now. The proposal is primarily oriented to the economic development aspects of the City's Comprehensive Plan as noted in staffs report. The Port plans to have plenty of land available when the need presents itself. Commissioner Nutter encouraged the Port to consider striping for bicycles. Mr. Sweeney stated that the Port intends to provide a sidewalk along the streets within the development not just along 18th Street. Planning for bicycles within the development would not be a problem. In response to Commissioner Schramm, Mr. Sweeney noted that the planned buffer is an extension of that which was put in along 18th Street in Phase I: a 75' landscaping area. He confirmed that the Port had removed the mature trees from the buffer some time ago. The intent is to establish more eye level landscaping as a buffer than trees. The new landscaping is in the Port's 10 year Capital Improvement Plan and would probably be developed with Phase III. The Port is prepared to meet staffs recommended conditions of approval. Chair Hewins closed the public hearing. Commissioner King moved to approve the Binding Site Improvement Plan BSIP 00-01 for the Port of Port Angeles citing the following conditions, findings, and conclusions: . . . Planning Commission Meeting - April/2. 2000 Page 3 Conditions: 1. The legal descriptions for Lots 26 through 32 shall be provided to the Planning Department and subject to current building setback requirements, landscape buffers, and infrastructure improvements. 2. All rights-of-ways and utilities serving Lots 26-32 shall meet the requirements of the City's Urban Services Standards and Guidelines and shall be dedicated to the City. 3. Stormwater drainage and treatment plans and improvements meeting the requirements of the City's Urban Services Standards and Guidelines is recommended as a condition of approval by the Public Works Department. 4. Building setbacks consistent with the current Zoning Code shall be identified on the final BSIP 00-01 and address numbers shall be placed on the lots, which will be provided by the Building Division. 5. 18th Street shall be widened and curbs, gutters and sidewalks shall be installed to the requirements of the City's Urban Services Standards and Guidelines for that portion of 18th Street adjacent to the area included in BSIP 00-01. 6. A circulation system incorporating appropriate provisions and providing sufficient area for safe pedestrian activity to the site from the street and from building to building within the site shall be submitted for Planning Commision approval at the time ofBSIP 00-01 final approval. 7. A plan for industrial park amenities including but not limited to landscaping, facilities for pedestrian and other alternate nonmotorized modes of transportation, the public transit system, and industrial park design concepts shall be submitted for Planning Commission approval at the time of BSIP 00-01 final approval and installed within six years of the time of the BSIP 00-01 final approval. 8. A description of the common facilities shared by uses of individual lots and the system of common management shall be noted on the face of the BSIP 00-01 final mylar. Findings: 1. The Revised Code of Washington RCW 58.17 contains the State's guidelines for the uniform division ofland within the State of Washington, and Section 58.17.035 sets out requirements that the City is following for binding site improvements plans. 2. Chapter 16.10 of the Port Angeles Municipal Code (PAMC) sets forth local requirements for the approval of binding site improvement plans. . . . Planning Commission Meeting - Apn"/12. 2000 Page 4 3. Twenty standards and criteria, which must be met prior to approval of a BSIP, are listed in PAMC 16.10.040. 4. Section 16.10.030 P AMC provides that the Planning Commission shall examine BSIP applications for proposals exceeding 5 acres in size, along with written recommendations of the City Departments, and shall either approve, approve with conditions, or deny the BSIP within the time requirements of Chapter 18.02 P AMC. 5. The Port Angeles Planning, Public Works, and Fire Departments reviewed the BSIP 00-01 proposal and had no objections. Their comments are included in Attachment B to the Apri112, 2000, Staff Report for BSIP 00-01. 6. Review of the proposal by the City's Fire, Public Works, and Planning Departments resulted in proposed conditions. 7. Preliminary approval is based upon the conditions of approval and the application included as Attachment A to the April 12, 2000, Staff Report for BSIP 00-01, including the preliminary drawing dated February 15, 2000. 8. The subject site is 16 acres located in Suburban Lots 122, 123, 146, and 147 south of W. 18th Street and is part of an area known as the North Fairchild (Airport) Industrial Park. 9. The property is described as being Suburban Lots 122, 123, 146, and 147 which are south ofW. 18th St., west of Butler St., east of"N" St., and including the taxiway on the north side of the William Fairchild International Airport. The 16 acre site is generally rectangular in shape. The property is adj acent and east of a previously approved industrial development plan approved in 1977 through the City's previous M-l Permit process and as amended last year through the current BSIP process. The current BSIP application is an extension of the adjacent property's development pattern and includes a 75' buffer area adjacent to 18th Street and a 60' aviation taxiway along the BSIP's south border. Much of the original vegetation within the buffer area has been removed. 10. The property to the east, west and south of the property is owned by the Port of Port Angeles and is part of the William Fairchild International Airport and associated industrial park. Property to the north of W. 18th St. is zoned for single family residential and multiple family uses but is only partially developed. 11. The subject property is identified as Industrial on the Port Angeles Comprehensive Plan land use map and is zoned IL, Industrial Light. 12. The proposal has been reviewed with respect to the Comprehensive Plan. The following Comprehensive Plan policies are found to be most relevant to the proposal: Growth Management Element Goal A; Land Use Element Goal A, Policy A.2, Goal . . . Planning Commission Meeting - Apn" 12. 2000 Page 5 G, Policy G.1, Goal H, Policies R.I, H.2, H.3, and H.4; Transportation Element Goal A, Policies AI, A2, A3, and A6, Goal B, Policy B.9, B.ll, B.15, and B.17, Objectives B.2 and B.3; Utilities and Public Services Element Policies A4, B.l, C.l, and C.2, Objective C.l, Goal D, Policies D.I and D.6; Conservation Element Policies B.II, B.13, and B.20, Objective B.2; Capital Facilities Element Goal A, Policies A9, A.10, and All, Goal B, Policies B.1, B.2, B.3, B.4, B.5, B.6, and B.7, Objective B.l, Goal C, Policies C.2, C.4, and C.7; Economic Development Element Goal A, Policies AI, A2, A3, A4, A5, A-7, and Al O. 13. The Comprehensive Plan requires concurrency for streets, water service, sanitary sewer service and electrical service (Capital Facilities Element Policy A.9). 14. The site is currently accessed by W. 18th Street and W. 191h Street. W. 18th Street is designated as an arterial on the City's Comprehensive Plan Circulation Map and is not improved with curb, gutter, and sidewalk, except for a portion north of the subject site. 15. There are no environmentally sensitive areas on the site. 16. All utilities including potable water, sanitary waste, and refuse collection are available in the area. 17. The site will be serviced by the City's Police, Fire, and Public Works Departments. 18. The City of Port Angeles issued a Detennination of Nonsignificance on AprilS, 2000, satisfying SEP A. Conclusions: A. As conditioned, the proposed BSIP IS consistent with the Port Angeles Comprehensive Plan and Zoning Code. B. As conditioned, the proposal is consistent with the Chapter 16.10 P AMC, and the Washington State Subdivision Act, Chapter 58.17 RCW. C. As conditioned, appropriate provisions have been made for the public health, safety and general welfare and for the twenty BSIP standards and criteria. D. As conditioned, the public interest is served in the binding site improvement plannig of this subdivision as articulated in the City's Comprehensive Plan, Subdivision, and Zoning Ordinances. BSIP 00-01 provides for development of industrial development within the City of Port Angeles consistent with the Growth Management Act. The motion was seconded by Commissioner Philpott and passed unanimously. Planning Commission Meeting - April 12, 2000 Page 6 . Chair Hewins stated that the commission would adjourn to the Council's Caucus Room for 10 minutes for an executive session concerning possible litigation at 7:30 p.m. The commissioners returned to the meeting room at 7:40 p.m. without Commissioners Hewins and Philpott who left the meeting due to their previous disclosures regarding appearance of fairness. Vice Chair Nutter assumed the chair, reopened the meeting thanking those present for their attendance, and established a few ground rules for the conduct of the public hearing. CONDITIONAL USE PERMIT - CUP 00-03 - GERMAN, 1702 Melody Circle: A proposal to establish a substance abuse treatment facility in an existing structure located within the RHD, Residential High Medium Density zone. Senior Planner David Sawyer reviewed the Planning Department's staff report recommending denial of the conditional use permit. Vice Chair Nutter noted a letter from Lansdon Kimbrough on behalf of the applicant which would become part of the record and opened the public hearing. Planning Director Collins indicated staff is requesting a continuation of any decision on the application. . Craig Miller, 230 East Fifth Street, represented the applicant. He noted that the applicant at this point is Highland Courte LLC, not Mr. Tim German. The liability company was formed after submittal of the application. Mr. German is a principal in the facility. The applicant is requesting a two week extension of the issue to address concerns noted by the Police Department. The applicants were surprised at the concerns as they did not believe them to be correct. Since reading the Police Department's memorandum, a detailed analysis of the concerns has been ordered. He anticipated having a fair amount of information to be available to the Commissioners within the next week or so to allow for review and confirmation of information in the report prior to a decision on the matter. Vice Chair Nutter asked staff if the April 26 agenda is full. Planning Director Collins confirmed that it would be best to continue the item to May 10 to allow staff time to analyze new information if the Commission decides to continue the matter. . Chuck Mullin, 2079 Churchill Avenue SE, Salem, Oregon, Vice President of Northwest Care Management, the management company that managed Highland Courte as an Alzheimer's facility will manage Highland Courte as a chemical treatment facility. He will be one of the owners of the new business. His background is some 25 years in health care administration with over 10 ofthose years associated with.chemical treatment facilities. The proposal is for a residential chemical treatment facility with no detox activities. The typical resident is employed with a primary diagnosis of alcohol dependency and is from the community. It is not intended to serve people who are forced on them by a court order, but someone who makes the choice to seek the service of their own accord and who is from the community. , Plallning Commission Meeling - April J 2, 1000, Page 7 . Mr. Mullin noted that he mamiged Rogue Valley Serenity Lane, a 36 bed chemical dependency facility in Medford, Oregon, for 10 years. The facility is located in a residential neighborhood. There was never a problem with the neighborhood that he was made aware of. There were no negative outcomes because the service helps the entire community and is a positive thing. The service is upscale and patients are members who are recognized as members of the community with the ability to pay for the service. Patients are for the most part very humble and are seeking a new life free from alcohol dependency. The facility will be very secure, one of the most secure in the area. If a person wishes to leave the facility, that person will be picked up by a family member or delivered to their physician. Patients will never be discharged at the front door. Patients will not be admitted unless they agree to that stipulation. The traffic will not be significantly different than from the Alzheimer's facility. Payroll will be about the same - 30 to 33 employees. Visitors will be welcome only on weekends, not during the week. Three meetings were held with neighborhood groups in an effort to explain the type of facility that is planned and the type of operation that can be expected. . Robert C. Martill, 1610 North First Street, Yakima, Washington, 98901, is an owner in the limited partnership that has been formed to run the proposed facility. He will be Executive Director and will be moving to Port Angeles to manage the facility. In his 23 years of working in intensive chemical dependency inpatient service he has never had a negative experience from neighbors. There may be some problems within the facility as people on treatment become a bit short with each other. Those problems will not be allowed to extend outside the facility. The facility is always open to the neighbors and neighbors are always asked to report any concerns they have so they can be immediately dealt with. The facility will be safe enough for children to live near without any fear. Patients are private pay as they can either afford to pay for the service by their own means or insurance. He will be moving to Port Angeles to manage the facility. Rick Anderson, 618 South Peabody Street, Port Angeles, is a principal ofthe project. He has lived in the Port Angeles area for the past 21 years and assured those present that the health and welfare of the community and its residents is foremost in his mind. In addressing the concerns regarding a negative affect on property values as a result of the facility, he stated that he has a vested interest in home sites in the Highland Communities development directly to the north of the site as well as in the over 100 units of senior apartments located directly east of the site. A decrease in property values would therefore have a drastic effect on those interests. He would not allow that to occur. Land values are determined by the health of the local economy. He did not observe a negative impact to the neighborhood in the area of Grant Avenue (port Angeles) when The Lodge, a chemical dependency facility, operated in that location in the early 90's. . He visited a similar facility in Monroe, Washington, and did not observe any negative effects on the surrounding residential neighborhood as a result ofthe operation. He stated that from personal experience he believes such a facility is a tremendous asset to a community because of the ability for people to put their lives back together and contribute in a positive manner to society in general. Thirty (30) full time staff will be employed at Highland Courte with a payroll of around Planning Commission Meeting - April 11, 1000 Page 8 . $900,000 which could result in a payback to the community of$2.7 million dollars added to the local economy. In response to Commissioner Craver, Mr. Anderson stated that his role in the facility would be oversight as an owner but he would not be involved in the day to day operation. Deanna Martin, 1610 North First Street, Yakima, Washington, is a counselor for chemically dependent persons. As wife ofthe Executive Director, Robert Martin, she will be involved as a counselor in the Highland Courte facility. She has never been physically hanned as a counselor even though her profession requires her to be blWlt with patients who are in denial. She is looking fOlWard to becoming a member of the Port Angeles community and to contribute to the health and well being of the area as a whole by helping to heal those who are sick from alcoholism. . Landon Kimbrough, Lanstat Incorporated, 270 Beckett Point Road, Port Townsend, Washington, is a principal in a consultant firm specializing in licensure and accredidation, clinic supervision, training, and outcome studies for chemical dependency treatment agencies mostly in the State of Washington. They currently provide technical assistance for 200 of the 500 state agencies and 8 of the 14 agencies in Clallam County. He was hired by Northwest Care Management to help them with a feasibility study, hiring an executive director and the application process with the Department of Health and the Department of Alcohol and Substance Abuse. As the former director of the alcohol and drug recovery center at Valley General Hospital, Monroe, Washington, he was responsible for a residential treatment center located in a residential single family neighborhood bordering on hospital property. No concerns were raised over that facility by the neighborhood. In responding to the Port Angeles Police Department's memorandum regarding negative impacts that could be anticipated from the proposal use, he spoke with the law enforcement agencies involved in background investigation for the memorandum. The assumption that Highland Courte will be doing mental health treatment is in error. Coexisting disorder patients will not be treated at this facility. In response to Commissioner Norton, Craig Miller responded that approximately 80 residents who attended the three meetings that were conducted in the Melody Lane neighborhood to orient and address the neighborhood concerns. In response to Commissioner Craver as to whether the facility will be considered a hospital, Mr. Miller stated that Planning Department staff has suggested the use should not be classified as a hospital but as a social service agency with 24 hour residential care. Although he would not disagree, he more precisely classified the use as a residential inpatient treatment facility for chemical dependency where patients will remain for 28 days. . Larry Leonard, 1030 Olympus, Port Angeles, understood the difficulty of the Planning Commission's decision having previously served on the Planning Commission for five years. He lives across the street from where The Lodge was operated which was a smaller chemical dependency treatment facility operated in the city in the early 1990's. No negative impacts were observed during the life of that operation by the neighborhood. He would not hesitate to approve such a use in a residential neighborhood given the proposed management and Planning Commission Meeting - April 12, 2000 Page 9 . operation. He counseled the Commission not to be swayed by just numbers, but to fully consider the health ofthe entire community and what the City's Comprehensive Plan and Zoning Ordinance have identified as uses in specific areas. The use will provide 30 needed jobs which will aid in the economic stability of the entire Port Angeles community. Marianne Whalen, 201 West First Street, is a social worker for the State of Washington Division of Children and Family Services and is also a chemical dependency counselor. She was not representing the agencies she works for but testified as a citizen and a representative of people from the community who need chemical dependency treatment. She is the former treatment director of The Lodge, a chemical dependency treatment center that operated in the late 1980's on Grant Avenue, Port Angeles, in a residential neighborhood. She confirmed that the police were never called to the facility for assistance. Having worked primarily in residential chemical dependency treatment centers for the past 18 years. She stated that most facilities are located in residential neighborhoods. She was associated with the Lakeside Milam facility located on 132nd Street in Kirkland, across the street from a school surrounded by a residential area. There were never problems with the location ofthe facility. She supported the proposal and noted that patients would be self insured or privatel y funded. The typical patients that enter such upscale facilities are doctors, lawyers, engineers, school teachers, mainly professionals who need to straighten their lives out to continue in their professions. As a member of the Governor's Council on Substance Abuse, she is aware of the need for treatment in this area. . Florence Bucierka, 211 Windmill Lane, Sequim, Washington, spoke in support of the proposal as an administrator in health and social services for over 20 years. Chemical dependency is real. It is estimated that one in ten individuals nationally will have problems with substance abuse sometime in their lives. There are indications that the ratio is higher in Clallam County. Individuals affected by the disease come from all walks of life, most are employed. She believes that every one in the audience has had a family member, a neighbor, or a coworker whose life has been affected by chemical dependency which is a disease that can be treated. There are a number of out-patient facilities in the community, this is a needed opportunity to have an in-patient facility. Currently Clallam County individuals who need chemical dependency in-patient treatment must travel to Seattle, the Tacoma area, sometimes as far as Spokane. She encouraged the Planning Commissioners to put aside the myths that sometimes surround substance abuse and its treatment and assess the needs of the community. . Jim Stagg, 1401 West Fifth Street, is a chemical dependency treatment provider in Port Angeles. He served as director of a family program in treatment of the disease in Walla Walla for five and one-half years located in a residential area. The clients were physicians, attorneys, wheat farmers, and other professional, and are very well behaved. When family members can be close enough to join in the treatment, the chance of success is greatly heightened. This is a 12 step model. The local Alcoholics Anonymous community will be greatly strengthened by such a local facility. The Commission took a break at 8:50 p.m. The meeting reconvened at 8:55 p.m. Vice Chair Nutter noted that a late letter had been received from Gary and Shirle Lappier, 924 Golf Course Road in opposition to the proposal. To balance out the testimony at least time wise, Planning Commission Meeting - April 12. 2000 Page 10 . Vice Chair Nutter called for testimony from opponents of the proposal. Dave Nupert, 403 South Peabody, represented a property owner in the neighborhood. Although the applicant now says that the facility will not be providing mental health triage services, that door is open for the applicant to accept persons who have been court ordered into treatment. Once the door is open, it swings wide enough to increase the number of persons at a facility pursuant to a court order. The population of people going from j ai I into a treatment facility will increase the risk of escape and crime both in the immediate neighborhood and in the larger community. It will increase the level of tension in the neighborhood. He did not believe there is a use that is more incompatible with the existing neighborhood. The concerns expressed in the many letters are regarding property values, crime, traffic, and overall general quality oflife in the neighborhood. The use simply doesn't belong. He urged the Commission to deny the proposal. . Janet Drysdale, 236158 Highway 101, Port Angeles, is a personal representative for the estate of Daisy McInerney, ,Y722 Elizabeth Place. She spent several years working in Richmond, Virginia, for a physician who specialized in alcohol and drug treatment. She is a past president and board member of Healthy Families ofClallam County and has spent a good deal of her working life and volunteer time supporting programs that help people with addictions. She does not support this program in this neighborhood. It is an inappropriate placement due to the senior environment that has been fostered in the neighborhood. The Alzheimer's building is a wonderful building and the facility probably would have been successful if the management was willing to take a few Medicade clients. She referred several Medicade clients to the Alzheimer's facility who were refused treatment. The owners have not explored this far enough to find a use that is compatible with the senior environment that they have developed. She is concerned that crime will increase in the area due to such a use and there will be an increase in vagrancy by visitors to the facility. She encouraged the applicant to seek a more appropriate location and consider accepting local residents who cannot afford private pay services. Jerry Miller, 1703 Melody Circle. is a resident of Highland Commons II senior apartments. He is very frightened that the minor security in place at the two senior apartments adjacent to the proposed building is not satisfactory to provide a needed level of comfort for residents of those apartments. . Roy Vami, 1814 Lauridsetl Boulevard. expressed strong concern that the proposed facility would soon and most assuredly later become a jail. He urged the Commission to consider the City Police Department's recommendation for caution. The neighbors ofthis area stand to lose the most - their peace and quiet, tranquility, and most important their security. He stated that in meetings with the proponents, they were informed that patients would also be from other areas within the state and from other states. The Alzheimer's center failed to turn a profit for its owners. Where profit is a motive, good intentions go out the window. Arthur Wilmot, 1840 Lauridsen Boulevard, is a retired clergyman with past experience working with the Narcotic Addiction Foundation of British Columbia, London, Ontario, and with the London, Ontario Police Department. He has some background in this area. This Planning Commission Meeting - April}2, 2000 Page] ] . is not a question of need, the need is obvious. It is a question as to the appropriateness of the location. This is the sole issue. Atypical patients must be planned for in these facilities. The entire area is by and large retired and has been developed deliberately as a senior community which is very vulnerable to the atypical patient who is detennined to leave the facility. Allan Harrison, 1834 East Fifth Street, noted that all of those psr_sons testifying in favor of the proposal either have a financial interest in the facility o~me similar type of employment interest in this type of care. Those against have no economic interests aside from property values and security. He does not agree with the economic argument for the proposal. The proposal states that the facility will be a source of treatment for clients referred through the legal system. He does not believe that people will become patients of their own accord and willing and calmly remain for treatment. This is not an area for this type of facility. . David Flodstrom, 2816 South Laurel, represented his mother-in-law, Mrs. Anderson, who lives in Highland Estates. He appreciated the research that the Planning and Police Department staff did for this application and thanked staff for their recommendation noting that it is not easy as a public official to oppose something that may have positive benefits for the community. There a lot of reasons to have a drug and alcohol treatment facility in Port Angeles. Many reasons are well founded. We would be benefitted as a community to have a drug and alcohol treatment facility; however, that's not the issue before the Planning Commission. It is not an issue of job creation or an issue of the benefits of people who receive treatment or how well Northwest Care can operate such a facility. The issue before the Planning Commission is the issue of compatible use. It is the question of compliance with the master plan under which the Highlands Estates and Highlands Commons developments were established. It is the commitment to those who bought properties in the area that they were buying homes in an adult retirement community and that such a community could include multi family housing, low and moderate income seniors, or an elderly congregate care facility. The Alzheimer's facility met those criteria: the proposed drug and alcohol treatment facility does not. Highlands Estates, Highland Courte and Highland Commons are a unique neighborhood in the community that has come about because a land owner and a developer saw the need for an adult retirement community. The conditions, covenants, and restrictions (CCR's) of the properties in the area indicate that this is an adult retirement community. That was the expectation ofMr. and Mrs. Anderson and other property owners in the area. The CCR's were signed with the agreement that owners, renters, or lessors would be at least 50 years of age. They did that with the understanding that it was also the developer's intent to maintain the neighborhood as an adult retirement community. . Lucienne Kirk, 1703 Melody Circle, is in her 80's and expressed strong concern that the anxiety level of residents will greatly increase if the proposed facility is approved. She lives on the ground floor of the Highland Commons apartment and told of a situation where an alcohol dependent person came banging on her window at night. She asked that the Commission understand that residents ofthe apartments are deaf, blind, and aged. Planning Commission Meeting - April 12, 2000 Page 12 . Heather Wilmot, 1840 E, Lauridsen Boulevard, has worked as a nurse in a hospital based chemical dependency program. She is not opposed to chemical dependency treatment, it is necessary. She is opposed to mixing two very different populations as, is proposed. A key element to changing a lifestyle and recovery is exercise. Hospital based clients work up to a four mile walk a day. There is not sufficient room at Highland Courte for this type of exercise. Clients will be a real presence in the neighborhood. They will be allowed outside of the facility with a staff member. As a certified mental health nurse, she believes the proponents would not knowingly admit a mental health patient with a drug problem, but it happens. Chemical dependency problems cross over lines. There are mental health issues that cannot be detected until a program has been started. She was opposed to the proposal. Johll Rushby, 1745 East Fifth Street, is opposed to the location, not the facility. He is a physical therapist who has worked with chemical dependency in California. This type of facility is not controlled by the same regulations that an acute hospital is controlled by. He believes the proponents have good intentions but he agreed with the previous speaker in that it is not entirely controllable as far as dealing with mental health patients. Once a facility gains entrance into an area, they can make all kinds of promises, but once approved, it will be very difficult to remove it. He encouraged the Commission to give careful consideration to that eventuality. . Carroll Reed, 1707 Lambert Lane. opposed the proposal. The streets leading to the facility are private and dead end. Visitors will park in residential areas disturbing the peace and quiet of the area that was promised. Property values may significantly drop. Floyd Taggert, 1830 Melody Lane, agreed with the previous speaker and added that White's Creek is adjacent to the proposed site and is densely covered with trees and vegetation. It would make a perfect hiding place in the event someone wanted to leave the facility. The site contains only 17 parking spaces which is not nearly enough for 30 staff and intended visitors. He was concerned that visitors would bring drugs to the patients. The neighborhood is retirement oriented and everyone looks out for each other knowing that. He has returned residents to their residences when they have walked too far for comfort. He is very opposed to the proposal. SJrirle Lappier, 914 Gol/Course Road, is very opposed to the application. The proponents spoke only about the alcoholism treatment. She is more concerned about the drugs. If prisoners in jails can get drugs injail, it should be easy for patients to obtain same on visiting days. She is concerned for seniors living in the abutting apartments. . Mary Lou Paulson, 1845 East Lauridsen Boulevard, lives near the previous Alzheimer's facility. She agreed with previous speakers regarding the insecurity that the proposal is imposing on the area. Highland Courte is connected to Highland Estates by a trail system intended to be used for recreation by residents. It was pointed out that the woods to the west of the proposed facility would offer a perfect avenue to the college facility. There is a day care on Christman Place. She suggested that if the Commissioners visit the site they will understand that this is not the place for such a facility. Neale Frothingham, 1845 East Lauridsen Boulevard, is Executive Director ofthe nonprofit . . . Planning CtJmmission Meeting - April /2, 2000 Page 13 Hearthstone Group that owns Highland Commons I and II. The Alzheimer's facility was a good neighbor. Although they know and trust the proponents of this application and take them at their word, the perception of the proposed facility could cause the apartments to empty out and put them in a very difficult position which is to serve elderly, low income people with housing. If the proposal does not go through, the Alzheimer's building may be empty for a long, long time. He was concerned that an empty building would be a threat to the apartment units. An empty building encourages vandalism. Florence Bucierka, 211 Windmill Lane, Sequim, Washington, 98382, asked if testimony would be taken at the May lOth meeting. Vice Chair Nutter said that she assumed the issue would be continued and that further testimony would be taken at that time. Vice Chair Nutter asked for additional speakers. There being none, Commissioner Norton moved to continue the public hearing to the May 10, 2000, regular meeting of the Planning Commission at 7 p.m. Commissioner King seconded the motion which passed 5 - O. Vice Chair Nutter welcomed those present to attend the May 10th meeting. The Commission took a break at 9:40 p.m. Chair Hewins and Commissioner Philpott returned to the meeting and the meeting reconvened at 9:45 p.m. CONTINUED HEARING: PARKING VARIANCE - PKV 00-01 - MAVERICK DEVELOPMENT. 116 North Albert Street: Request for a reduction in the required parking spaces from 58 spaces to 29 spaces in the Commercial Arterial zone. (Continued from March 22, 2000.) Senior Planner David Sawyer reviewed the Planning Department's report recommending approval of the reduction in parking as requested based on the occupancy of the residential units as senior apartments, 55 years of age or older and restricted by Conditions, Covenants and Conditions (CCR's). A comparative field survey was done in February of parking lot usage at the comparative Highland Commons apartments which indicated that approximately 22% of the lot was occupied. Commissioner Nutter noted that Highland Commons apartments provide a van for residential transportation needs. She didn't therefore feel it is a comparative senior apartment development as there is no van service proposed for the subject development. Mr. Sawyer responded to Commissioner Schramm that he did not know the average age of residents of the comparative apartment units (Highland Commons) but the facility is listed as housing residents 55 or older. Only one parking field survey was done. Chair Hewins opened the public hearing. Chris Brotherton, 116 N. Albert Street, is the project construction manager for the subject development. He apologized that no one was in attendance at the previous meeting. A representative had been scheduled to appear but had not. He stated that the applicants are Planning Commission Meeting - April 12. 2000 Page 14 . asking for 27 spaces not 29 spaces as stated in the application. They are not planning to provide a van but noted that there is a bus stop on Front Street directly across the street from the site. Mr. Brotherton responded to Commissioner Craver that because the units will be sold as condominiums, two units can simply be sold without parking. It can be written in the purchase agreement that no parking space will be available for two units. In response to Commissioner Schramm, Mr. Brotherton stated that two spaces will be provided for handicapped residents. Two of the 27 spaces are approximately 14 feet wide which is adequate for handicap requirements. Commissioner Nutter asked about visitor parking and the number of bedrooms in each unit. Mr. Brotherton answered that no visitor parking has been planned for but there is parking on the street. There are five two bedroom units in the structure. Commissioner Nutter was concerned that although there is a bus stop across the street from the site, there will be no bus service on weekends. Mr. Brotherton responded that perhaps others within the building would offer to assist or family members would help. . Mr. Brotherton corrected the error in the original application that requested a reduction in the size of the parking stalls which would result in 29 spaces. The spaces cannot be reduced due to the concrete support posts under the building. Planner Sawyer stated that during a site visit with the City Engineer it was determined that the current configuration could be retained although some obstructions would have to be removed. Mr. Brotherton responded to Commissioner Schrarnnl that the pool room will eventually be converted to a waiting/mail room. A portion of one of the proposed 27 spaces will be created by that conversion as well. No consideration has been given to obtaining any property in the area for additional parking. It is not economically feasible based on what has been invested in the site to date. He is not aware of the mechanisms that may be in place to restrict the structure to senior condominiums but he believes papelWork exists. He believes that as a retirement community there is a need in Port Angeles for this type of use. There being no further testimony, Chair Hewins closed the public hearing. . Commissioner Shramm expressed some real concerns about decreasing parking spaces in the area as Front and First Street are notorious for a shortage of parking and obstructions of intersections because of on-street parking. When the subject property was placed for sale, the owners, First Federal Savings and Loan, knew that the three sites that made up the original Aggie's development were historically tied together and that the property located on the northeast comer of Albert and Front Street was needed to meet parking needs. It is not appropriate to allow 27 parking spaces for 29 unit. Such a reduction would encourage an encroachment on the neighborhood that is not necessary. . . . Planning UJmmission Meeting. April 12, 2000 Page 15 Commissioner Norton agreed with Commissioner Schramm that it doesn't seem to make much sense to sell 29 units with only 27 parking spaces without some assurances from the proponent that have not as yet been offered, In response to Commissioner Norton, Mr. Brotherton verified that the units will be individually sold. He does not think that the end result will be 29 units with 29 vehicles based on his beliefthat seniors don't all drive. The spaces will be numbered for a specific apartment unit. They will simply not allow for two of the units to park on-site. Commissioner Schramm reiterated that he did not feel that without provisions for visitor parking, delivery service vehicles, or adequate parking alternatives for the residents the Commission would be encouraging an unnecessary encroachment onto the adjacent rights- of-way and neighboring areas. Commissioner Craver noted that the site is within walking distance to many services and is close to the Downtown area Commissioner Nutter did not feel that without any provisions for a van or other alternative form of transportation that a reduction is warranted. Commissioner Norton suggested that the developer be directed to rethink the proposal and offer alternatives to support parking for the residential use. Commissioner Nutter moved to deny the parking variance as proposed. Discussion occurred regarding whether the correct motion was to deny or to direct staff to bring back findings and conclusions in support of denial. Commissioner Nutter moved to have staff bring back findings and conclusions for denial to the next meeting. The motion was seconded by Commissioner Schramm. The motion passed 4 - 3 with Commissioners Philpott, Hewins, and Craver voting in the negative. . The Commissioners directed staff to include findings regarding impact to the neighborhood due to the lack of off street parking, lack of handicap parking and delivery service vehicles, inadequate number of spaces for the number of units, grocery too far away for seniors, and the lack of guarantee that the housing unit will remain in the same configuration in the future. Mr. Sawyer noted that this is a motion to bring back findings and conclusions for denial for consideration at the April 26, 2000, meeting, and is not a denial of the application. The project may be denied or yet be approved at the next meeting. COMMUNICATIONS FROM THE PUBLIC None. STAFF REPORTS None. . . . Planning Commission Meeting - April 12, 2000 Poge 16 REPORTS OF COMMISSION MEMBERS Commissioner Philpott asked that the intersection going west on Front Street across Oak Street is very bumpy mainly in the north lane. He suggested that the Public Works Department consider improvement to the situation. ADJOURNMENT The meeting adjourned at 10:30 p.m. ~~ Brad Collins, Secretary Fred Hewin , Chair PREPARED BY: S. Roberds CITY OF · ~ORTANGELES .@ )I WAS H t N G TON, U. S. A. PLEASE SIGN IN PLANNING COMMISSION ATTENDANCE ROSTER AND TESTIMONY SIGN-UP SHEET For the subject of items listed on the meeting Agenda of: t?~ /1 /.<;~ (Date) Note: IE I plan on testifying by signature below I certify that my testimony is true and correct under penalty of perjury by the laws of the State of Washington. /763. ~~~ 1('-)- L?S rOE. Lrtkt f(..( P5e..s ?l.(r 0 #- 'Z.--- w- -=#--L ...~ ~ . .;F I :ff 2- .f1 i, ... '~ L-"Y\ · ~ORTANGELES WAS H I N G TON, U. S. A. PLEASE SIGNlN PLANNING COMMISSION ATTENDANCE ROSTER AND TESTIMONY SIGN-UP SHEET For the sobject of items listed on the meeting Ageoda 04' J ~dMO I (Date) Note: IE I plan on testifying by signature below I certify that my testimony is true and correct under penalty of perjury by the laws of the State of Washington. ...t .~ , . . (" {/07.~ E-Y-' 2- 2 L \, l 1Z--" · ~ORTANGELES WAS H I N G TON, U. S. A. aBASE SIGKJN PLANNING COMMISSION ATTENDANCE ROSTER AND TESTIMONY SIGN-UP SHEET For the subject of items listed on the meeting Agenda of: (Date) Note: IE I plfln on testifying by signature below I certify that my testimony is true and correct under penalty of perjury by the Iflws of the State of Washington. t'~ " ~- ~ -I .. , " ; J -[. 2. ? J(1;hflb t;- 6 .......-- 1W1.(, ~