HomeMy WebLinkAboutMinutes 05/24/2006
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WAS H I N G TON, U. S. A.
COMMUNITY & ECONOMIC DEVELOPMENT
AGENDA
PLANNING COMMISSION
321 East Fifth Street
May 24, 2006
6 p.m.
I. CALL TO ORDER
II. ROLL CALL
III. APPROVAL OF MINUTES: Regular meeting of May 10, 2006 and amended April 26,
2006 Minutes
IV. PUBLIC HEARINGS:
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1.
CONDITIONAL USE PERMIT - CUP 06-02 - HOCH. 1702 West 10th Street:
An application to allow a duplex in the RS-7 Residential Single Family zone.
2. CONDITIONAL USE PERMIT - CUP 06-03 - DEPAOLO. 1436 Craig Avenue:
An application to allow an accessory residential unit in the RS-9 Residential Single
Family zone.
V. COMMUNICATIONS FROM THE PUBLIC
VI. STAFF REPORTS
VII. REPORTS OF COMMISSION MEMBERS
VIII. ADJOURNMENT
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PLANNING COMMISSIONERS Chene Kldd (ChaIT), Dave Johnson (VIce ChaIr), Kevm Snyder, Candace Kahsh, John Matthews, Stanley Hams, Werner BeIer
PLANNING STAFF Mark Madsen, DIrector, Sue Roberds, Plannmg Manager, Scott Johns, ASSOCIate Planner, Nathan West, Pnnclpal Planner
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MINUTES
PLANNING COMMISSION
Port Angeles, Washington 98362
May 24, 2006
6:00 p.m.
ROLL CALL
Members Present:
Dave Johnson, Cherie Kidd, Kevin Snyder, Candace
Kalish, John Matthews, Stanley Harris, Werner Beier
Members Excused:
None
Staff Present:
Sue Roberds and Nathan West
Public Present:
Chris and Terry DePaolo, Charlie Smith
APPROVAL OF MINUTES
Commissioner Snyder moved to approve the May 10, 2006, regular meeting
minutes. The motion was seconded by Commissioner Matthews and passed unanimously.
The April 26, 2006, regular meeting minutes were amended by unanimous agreement.
(The amendment noted the final motion for the Comprehensive Plan Amendment action
which was not included in the draft minutes.)
PUBLIC HEARINGS:
Chair Kidd indicated that those who testify must sign the "Sign In" log and affirm that
their testimony will be truthful to the best of their knowledge.
CONDITIONAL USE PERMIT - CUP 06-02 - HOCH, 1702 West 10th Street: An
application to allow a duplex in the RS-7 Residential Single Family zone.
Principal Planner Nathan West presented the Department's report recommending
approval of the conditional use permit and responded to questions regarding off-street parking
provisions and the future development of "K" Street abutting the site. Planner West noted that
Hamilton School is located in the area. There being no further questions, Chair Kidd opened the
public hearing.
Charlie Smith, Lindberg and Smith Architects, 319 South Peabody represented the
applicants and had no concerns with the Department's recommended conditions of approval.
Mr. Smith addressed questions regarding parking provisions by explaining that the plan is to
provide separate driveway parking areas adjacent to individual units.
There being no further discussion, Chair Kidd closed the public hearing.
Following brief discussion regarding the site development and that the plans appeared to
be well designed for the area, Commissioner Beier moved to approve the conditional use permit
with the following conditions, findings, and conclusions:
Planmng CommiSSIOn Mmutes
May 24, 2006
Page 2
. Conditions:
1. Separate water and electrical meters are required for each dwelling unit.
Addressing for the duplex units shall be clearly identified as 1702 A and 1702 B
West 10th Street. Address numbers must be at least six (6) inches in height and
readily visible from the street and of contrasting color from their background.
2. Two (2) off-street parking spaces are required for each residential dwelling unit for
a total of four (4) spaces.
3. Smoke detectors are required per the International Residential Code.
4. The applicant shall agree to a no protest LID agreement for future K Street
improvements.
5. The applicant shall construct a sidewalk to Public Works and Utilities Standards
along the frontage of 10th Street. Driveway and site access shall be constructed to
Public Works and Utilities Standards.
6.
All utility improvements including water, sanitary sewer, storm drainage and
electrical are to be completed to the satisfaction of the Public Works and Utilities
Department.
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Findings:
Based on the information provided in the Community Development Staff Report for CUP
06-02 dated May 24, 2006, including all information in the public record file, comments
and testimony presented during the public hearing, the Planning Commission discussion
and deliberation, and the above listed conditions of approval, the City of Port Angeles
Planning Commission hereby finds that:
1. Rick & Terry Hoch submitted a Conditional Use Permit application for a duplex on April
10, 2006. The applicant owns the subject property.
2. The proposed site is legally described as Lots 1-3 Block 311 of the Townsite of Port
Angeles and is located at 1702 A and 1702 B W. 10th Street.
3. The site is zoned Residential Single Family (RS-7) and is greater than 10,500sq.ft. in
area.
4.
The Comprehensive Plan designates the site as Low Density Residential. Adjacent
designations are also Low Density Residential. The site is located in the City's North
West Planning Area. The subject site is located on the south side of W. 10th Street west
of K Street. Development in the neighborhood includes predominately single family
residential uses. The nearest multi-family use can be found at the intersection of W. 6th
and K Street. Hamilton School is located 0.2 miles north of the site.
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Planmng CommISSIOn Mmutes
May 24, 2006
Page 3
5.
Per 17.96.050 P AMC, the Planning Commission shall consider applications for
conditional use permits as specified in the applicable Chapter of the Zoning Regulations.
The Planning Commission may grant said permits which are consistent and compatible
with the purpose of the zone in which the use is located, consistent with the
Comprehensive Plan, and not contrary to the public use and interest. In each application
the Planning Commission may impose whatever restrictions or conditions are considered
essential to protect the public health, safety, welfare, and to prevent depreciation of
neighboring property. Conditional uses shall be evaluated to determine if the
characteristics of the intended use as related to the specific proposed site would defeat the
purpose of the City's Zoning Regulations by introducing incompatible, detrimental, or
hazardous conditions. The Planning Commission may refuse to issue a conditional use
permit if the characteristics of the intended use would defeat the purpose of the City's
zoning regulations. The City's Comprehensive Plan was reviewed for consistency with
the proposal.
6. A development that is approved through the conditional use permit process must remain
in continual compliance with specific conditions of approval or may be revoked.
7. A sidewalk is required along the frontage on 10th Street as the site is located along a
school walking route.
8.
Site access must comply with Public Works and Utilities Standards.
9. A no protest LID agreement for potential future improvement ofK Street is required.
10. Notification of the proposed action and conditional use permit application was placed in
the Peninsula Daily News on April 16, 2006. Public notice was mailed to property
owners within 300 feet ofthe subject property on April 13, 2006. The site was posted on
April 13, 2006. One written comment was received as a result of the public notice which
expressed opposition to the proposal.
11. A Determination of Non-Significance was issued for this proposed action on May 16,
2006.
12. The Planning Commission conducted a public hearing on the proposal at the May 24,
2006, regular meeting.
Conclusions:
Based on the information provided in the Department of Community Development Staff Report
for CUP 06-02 dated May 24, 2006, including all of the information in the public record file,
comments, and testimony presented during the public hearing, the Planning Commission's
discussion and deliberation, and the above listed conditions of approval and listed findings, the
City of Port Angeles Planning Commission hereby concludes that:
1. As conditioned, the proposal is consistent with the intent of the Comprehensive
Plan, specifically with Land Use Element Goal A and Policy A.2 and C2, Housing
Element A.6 and B.6, and Transportation Element Policy B.14.
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Plannzng CommiSSIOn Mmutes
May 24, 2006
Page 4
2.
The proposal is consistent with requirements for approval of a conditional use
permit as specified in P AMC 17.96.050, and with the requirement of a conditional
use permit for a duplex in the RS-7 per PAMC 17.10.040(H)
3. As conditioned, the proposal is consistent with PAMC Chapter 14.40 (Parking
Ordinance) .
4. The use is in the public interest as it allows for a variety of housing opportunities.
5. The City's responsibility under the State Environmental Policy Act in review of the
proposal has been satisfied.
The motion was seconded by Commissioner Kalish and passed unanimously.
CONDITIONAL USE PERMIT - CUP 06-03 - DEPAOLO. 1436 Crah! Avenue: An
application to allow an accessory residential unit in the RS-9 Residential Single Family
zone.
Planning Manager Sue Roberds presented the Department's report recommending
approval of the conditional use permit for an accessory residential unit. Chair Kidd opened the
public hearing.
Chris Depaolo, 1140 Craig Avenue was present for questions. He explained the history
of the request and the proposed development.
There being no further testimony, Chair Kidd closed the public hearing.
In response to questions regarding the history of the site and existing development versus
proposed development, Planning Manager Roberds provided a careful explanation of the review
that resulted in the application for the accessory residential unit (ARU) conditional use permit.
Previous site development and development of the adjacent lot, also owned by the applicant and
which is intended to be combined into one building site with the subject property in order to
allow the ARU, was explained. The lot combination process is required to allow the proposed
construction to the primary dwelling unit and the existing dwelling unit on the adjacent lot will
become the ARU The Planning Commissioners applauded staffs work in working with the
applicant in a resolution of this development proposal under the City's development codes and
expectations.
Commissioner Snyder moved to approve the conditional use permit with the following
conditions,jindings, and conclusions:
Conditions:
1. All new construction shall be consistent with area and dimensional standards for the RS-9
zone.
2.
The applicant shall provide separate water and electric meters and provide a separate
address for the accessory residential unit. Address numbers must be at least six (6)
inches in height and readily visible from the street and of contrasting color from their
background.
The applicant shall provide for two additional parking spaces for the accessory residential
unit for a total of four on-site parking spaces.
3.
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Planmng CommiSSIOn Mmutes
May 24, 2006
Page 5
All utility improvements including water, sanitary sewer, storm drainage and electrical
are to be completed to the satisfaction of the Public Works and Utilities Department.
Prior to issuance of a building permit, the applicant shall submit a site plan for review
showing that the development meets all the bulk and dimensional requirements of the
RS-9 zone.
6. Prior to issuance of a building permit, the applicant shall file a zoning lot covenant with
the Clallam County Auditor legally combining all lots as one.
Findings:
Based on the information provided in the Community Development Staff Report for CUP 06-03
dated May 24, 2006, including all information in the public record file, comments and testimony
presented during the public hearing, the Planning Commission discussion and deliberation, and
the above listed conditions of approval, the City of Port Angeles Planning Commission hereby
finds that:
4.
5.
1. Chris Depaolo submitted Conditional Use Permit application CUP 06-03 for an accessory
residential unit (ARU) on April 12, 2006. The applicant owns the subject property.
2. The proposed site includes Lots 6 through 8, Block 4, Illinois Addition, Port Angeles.
3. The site is zoned RS-9. Accessory residential units are allowed by conditional use permit
in the RS-9 zone.
4.
The Comprehensive Plan designates the site as Low Density Residential (LDR).
Adjacent designations are also LDR with an area to the east designated as High Density
Residential (HDR). The site is located in the City's east Planning Area. The subject site
is located in the 1100 block of Craig Avenue. Development in the neighborhood includes
a mix of single family residences, duplexes, accessory residential units and apartments.
Per 17.96.050 P AMC, the Planning Commission shall consider applications for
conditional use permit uses as specified in the applicable Chapter of the Zoning
Regulations. The Planning Commission may grant said permits which are consistent and
compatible with the purpose of the zone in which the use is located, consistent with the
Comprehensive Plan, and not contrary to the public use and interest. In each application
the Planning Commission may impose whatever restrictions or conditions are considered
essential to protect the public health, safety, welfare, and to prevent depreciation of
neighboring property. Conditional uses shall be evaluated to determine if the
characteristics of the intended use as related to the specific proposed site would defeat the
purpose of the City's Zoning Regulations by introducing incompatible, detrimental, or
hazardous conditions. The Planning Commission may refuse to issue a conditional use
permit if the characteristics of the intended use would defeat the purpose of the City's
zoning regulations.
The City's Comprehensive Plan was reviewed for consistency with the proposal.
P AMC Chapter 14.40 requires two off-street parking spaces for each residential use.
A development that is approved through the conditional use permit process must remain
in continual compliance with specific conditions of approval or may be revoked.
Reviewing City Departmental comments were considered in the review of this
application.
5.
6.
7.
8.
9.
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Planmng CommiSSIOn Mmutes
May 24, 2006
Page 6
Notification of the proposed action and conditional use permit application was placed in
the Peninsula Daily News on May 3, 2006. Public notice was mailed to property owners
within 300 feet of the subject property on April 4. 2006, and a public notice was posted
on the site on May 1, 2006.
The original application site plan is incorrect in regard to the location of the south
property line relative to the existing structures.
A Determination of Non-Significance was issued for this proposed action on May 19,
2006.
13. The Planning Commission opened a public hearing on the proposal at the May 24,2006,
regular meeting.
10.
11.
12.
Conclusions:
Based on the information provided in the Department of Community Development Staff Report
for CUP 06-03 dated April 12, 2006, including all of the information in the public record file,
comments, and testimony presented during the public hearing, the Planning Commission's
discussion and deliberation, and the above listed conditions of approval and listed findings, the
City of Port Angeles Planning Commission hereby concludes that:
1. As conditioned, the proposal is consistent with the intent of the Comprehensive Plan,
specifically with Land Use Element Goal A and Policy A.2; Land Use Element Goal B,
and Policies B.1 and B.4; Land Use Element Goal C and Policies C.1; Transportation
Element Policy B.1; Housing Element Goal A and Policy A.1; Housing Element Goal B
and Policy B.6; Conservation Element Goal A and Policy A.1, Goal B and Policies B.1,
2,4,5,8, and Objectives B.3, 4, and 7; and Economic Development Policy B.5. The
Plan specifies that accessory residential units should be allowed in certain zones by
conditional use approval in order to provide a variety of, and adequate, affordable
housing and also encourages clustering of residential development where necessary to
protect environmentally sensitive areas while preserving the rights of private property
ownership. The Plan's residential goals and policies indicate that a mix of uses is
acceptable and even expected when desired densities are maintained.
2. As conditioned, the proposal is consistent with the requirements ofthe RS-9 Residential
Single Family zone as established in P AMC 17.11.
3. The proposal is consistent with requirements for approval of a conditional use permit as
specified in P AMC 17.96.050.
The proposal is consistent with PAMC Chapter 14.40 (Parking Ordinance).
The motion was seconded by Commissioner Beier and passed unanimously.
COMMUNICATIONS FROM THE PUBLIC
None
. STAFF REPORTS
None.
Planmng CommiSSIOn Mmutes
May 24, 2006
Page 7
. REPORTS OF COMMISSION MEMBERS
Chair Kidd thanked staff for providing full size zoning maps for each Commissioner and
asked that the Pledge of Allegiance be included on future agendas to begin the meetings.
ADJOURNMENT
The meeting adjourned at 7:50 p.m.
Sue Roberds, Secretary
PREPARED BY: S. Roberds
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· FORTANGELES
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NAME: ADDRESS: Agenda Item No.
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