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HomeMy WebLinkAboutMinutes 06/12/1991 . I. D. m. IV. . 1. " AGENDA PORT ANGELES PLANNING COMMISSION City Council Chambers 321 East Fifth Street Port Angeles, W A 98362 June 12, 1991 7:00 P.M. CALL TO ORDER ROLL CALL APPROVAL OF MINUTES: Meeting of May 22, 1991 PUBLIC HEARINGS: EXTENSION OF CONDITIONAL USE PERMIT - CUP 90(04)2 - CRESTWOOD CONY ALESCENT CENTER. 1116 East Lauridsen Boulevard: Request for extension of a pennit to allow expansion of an existing nursing home facility and the addition of a new assisted living structure/unit. 2. CONDITIONAL USE PERMIT - CUP 91(05)06 - THUNDERBIRD BOA mOUSE. &Iiz Hook: Request for a permit to allow overnight RV camping in the M-2, Heavy Industrial District. 3. CONDITIONAL USE PERMIT - CUP 91(06)08 - PORT OF PORT ANGELES. Ai:qKJrt Industrial Park: Request for a permit to allow a wood waste landfill site in the LI, Light Industrial District. 4. CONDITIONAL USE PERMIT - CUP 91(06)09 - CLALLAM COUNTY FAIRGROUNDS. 1608 West Sixteenth Street: Request to allow continuation of RV parking at Fairgrounds for special groups. 5. REZONE REQUEST - REZ 91(06)02 - McCLASKEY. 140 Del Guzzi Drive: Request to rezone property from RMF, Residential Multi-Family, to ACD, Arterial Commercial. The property is currently designated ACD, but this roning is subject to litigation. The request is contingent upon the outcome of that litigation. ., . , Planning Commission Agenda Page 2 6. CONDITIONAL USE PERMIT - CUP 91(06)10 - PENINSULA MENTAL REALm. 203 West Twelfth Street: Request to allow an adolescent group home for 3 - 4 girls in the RS-7, Residential Single-Family District. 7. EXTENSION OF CONDITIONAL USE PERMIT - CUP 90(05)07 - CAMMACK. Southwest corner of Vine and Second Streets: Request to allow the retail sale of pharmaceuticals and medical supplies in the OC, Office Commercial District. 8. PLANNED RESIDENTIAL DEVEWPMENT - PRD 91(06)01 - LA VISTA. between Front and First Streets. east of Lincoln to Chase Street: (Continue to June 26, 1991). V. COMMUNICATIONS FROM THE PUBLIC VI. STAFF REPORTS vn. REPORTS OF COMMISSION MEMBERS vm. ADJOURNMENT PUBLIC HEARING PROCEDURE: Spokesmen for the proponents and opponents will be given an opportunity to speak to the request. Information submitted should be factual, relevant and not merely duplication of a previous presentation. A reasonable time (10 minutes) shall be allowed the spokesman; others shall be limited to short supporting remarks (5 minutes). Other interested parties will be allowed to comment briefly (5 minutes each) or make inquiries. The Chairman may allow additional public testimony if the issue warrants it. Brief rebuttal (5 minutes) for proponents and opponents heard separately and consecutively with presentation limited to their spokesman. Rebuttal shall 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. Planning Commission: Ray Gruver, Chair; Cindy SoudeI'll, Vice-Chair; Jim Hulelt; Roger Calts; Larry Leonard; Bob Philpoll; Bill Anabel. Planning StBff: Brad Collins, Planning DireelOr; Sue Roberds, Planning Office Specialist; John JimelllOn, Associale Planner; David Sawyer, Senior Planner. . PLANNING COMMISSION Port Angeles, Washington June 12, 1991 I CALL TO ORDER Chairman Gruver called the meeting to order at 7:03 P.M. II ROLL CALL Members Present: Larry Leonard, Roger Catts, Jim Hulett, Ray Gruver, Bob Philpott, Cindy Souders, Bill Anabel. Members Absent: None. Staff Present: Sue Roberds, John Jimerson, Ken Ridout, Bruce Becker. III APPROVAL OF MINUTES Mr. Philpott moved to approve the minutes of the meeting of May 22, 1991, as submitted. Mr. Anabel seconded the motion, which passed unanimously. . IV PUBLIC HEARINGS PLANNED RESIDENTIAL DEVELOPMENT - PRD 91 (06) 01 - LA VISTA. between Front and First Streets. east of Lincoln to Chase Street: (Continue to June 26. 1991.) The developer and the Department requested the Commission continue action on the proposal to the June 26, 1991, meeting in order to allow for proper public notice to be given. The Planning Commission accepted the applicant's request to continue the item to the June 26, 1991, meeting. EXTENSION OF CONDITIONAL USE PERMIT - CUP 90 (04) 2 - CRESTWOOD CONVALESCENT CENTER. 1116 East Lauridsen Boulevard: Request for extension of a permit to allow expansion of an existing nursinq home facility and the addition of a new assisted livinq structure/unit. Mr. Jimerson reviewed the Department Report. Following questions to staff on procedure, Chairman Gruver opened the public hearing. . Tim Haley, TRH Network, 113 South valley Street, represented the applicant. Mr. Haley stated there had been no changes since the original Conditional Use Permit was submitted. Although the project is ready for building permit review, the one-year time period for Conditional Use Permits to be initiated has now passed, creating the need for the extension. PLANNING COMMISSION June 12, 1991 Page 2 . Kent Brauninger, 903 East Park Avenue, stated a concern over the impact to Park Avenue as a result of this development. He suggested that Porter street be extended through between Park Avenue and Lauridsen Boulevard in order to serve as a collector. Ken Ridout, Deputy Director of Public Works, stated that Porter Street cannot be extended because the city does not have right-of-way at that site. Park Avenue is a designated arterial. There being no further comments, Chairman Gruver closed the public hearing. Following discussion, Mr. Leonard moved to extend the Conditional Use Permit subject to the original three conditions, eight findings, and three conclusions from the Planning Commission minutes of April, 11, 1990. Mr. Hulett seconded the motion. . Discussion ensued as to whether full improvements (sidewalk, curb, and gutter) are appropriate for the project area, which may result in an island of improved area in an otherwise sporadically improved neighborhood. The question was called and the motion failed 3 - 4, with Chairman Gruver, Commissioners Anabel, Souders, and Philpott voting "NO"; Commissioners Leonard, Catts, and Hulett voting "Aye". Mr. Philpott moved to approve the Conditional Use Permit extension for an additional one year subject to the following conditions, and citing the following findings and conclusions: CONDITIONS: A. Prior to issuance of a building permit for the proposal, the applicant shall prepare a landscaping plan designed to ensure that the development is aesthetically compatible with the surrounding uses. The plan shall be approved by the Planning Department and implemented by the applicant prior to issuance of an occupancy permit for the structures. B. Prior to the issuance of a building permit for the proposal, the applicant shall submit to the Department of Public Works for approval a site plan showing improvements to Lauridsen Boulebvard in order to meet current roadway standards, and include curb, gutter, and sidewalk on the site's street frontages. The site plan shall be implemented by the applicant and all work approved by the Department of Public Works prior to issuance of an occupancy permit for the facilities. Prior to the issuance of a building permit, the applicant shall enter into a non-protest agreement for the creation . . PLANNING COMMISSION June 12, 1991 Page 3 of an L.I.D. to install full street improvements along Park Avenue. C. Prior to issuance of a building permit, the applicant shall resolve the conflict in the building plan with the City I s three-phase primary overhead line south of the existing convalescent center. FINDINGS: 1. The Port Angeles Zoning Code requires that prior to acting on a Conditional Use Permit, the Planning Commission must hold a duly advertised public hearing. 2. Public notice, as required by the Port Angeles Zoning Code, has been given. 3. The property subject to the permit application is described as Blocks 2, 3/ and 11 of Campbell's Addition to Port Angeles, together with portions of vacated streets and alleys, and is located within an RS-9 Zoning District. 4. The Port Angeles Zoning Code allows "nursing and con- valescent homes" as a conditional use in the RS-9 Zoning District. . 5. The zoning Code states that the purpose of the Condi- tional Use Permit shall be to assure that the maximum degree of compatibility between uses shall be attained. 6. The Department of Public Works has indicated during review of the proposal that the expansion of the existing convalescent center could introduce detrimental and hazardous conditions relating to pedestrian and vehicular traffic if Park Avenue and Lauridsen Boulevard are not improved by the applicant. 7. The Light Department has indicated, during review of the proposal, that no structure can be constructed beneath the existing three-phase power line owned by the City of Port Angeles. CONCLUSIONS: A. The proposed activity can be permitted through the granting of a Conditional Use Permit. B. The proposal, as conditioned, is consistent with the tests for issuance of a Conditional Use Permit,a s found in Article XI, Section 5 of the Port Angeles Zoning Code. . C. Procedural requirements relating to public notice and public hearing have been accomplished. . PLANNING COMMISSION June 12/ 1991 Page 4 Ms. Souders seconded the motion. Upon call for the question, the motion passed 6 - 1. Chairman Gruver voted "No", stating that he would like to require curb, gutter/ and sidewalk on Park Avenue as well. Mr. Leonard noted for the record that he does not feel curbs and gutters should be required when other uses in the area are not developed to that standard. CONDITIONAL USE PERMIT - CUP-91 (05) 06 - THUNDERBIRD BOATHOUSE. Ediz Hook: Request for a permit to allow overnight RV camoinq in the M-2. Heavv Industrial District. Mr. Jimerson reviewed the Department Report, recommending extension of the permit as requested. Considerable discussion ensued on the history of the request, the condition to improve the RV parking area with a paved or "equivalent surface" and the applicant's ability to comply with the conditions as listed in the past. . Ken Ridout, Deputy Director of Public Works, stated his understanding of the site and the use of the proposed area as it relates to the need for paving. Different types of dust palliative treatments were discussed, as well as the comparison of the use of a dust palliative treatment versus a paved surface. The Commission expressed concern over breaking up of the asphalt in the area of the parking, seepage of oil into the Harbor from RVs which were parked on the site, and general use of the RV parking area. It was generally felt that although asphalt may assist in run-off of oil toward the Harbor area, an oil/water separator would eliminate that occurrence. Chairman Gruver opened the public hearing. Ron Shepard, 219 West Ninth Street, stated that the ground in the area is subject to a good deal of shifting, making asphalt just not feasible. Ken Ridout stated there is not a great deal of dust in the area in order to require a dust palliative treatment. . . . In response to a question from Commission Philpott, Mr. Shepard stated he would like to keep his own trailer at the site, as well as trailer for a watchman. Additionally, he would like a three-night maximum rather than the two-night maximum previously set for each stay / due to several three-day weekend events occurring during the summer months. There being no further comment from the audience, Chairman Gruver closed the public hearing. PLANNING COMMISSION June 12, 1991 Page 5 . Mr. Leonard moved to approve the extension for an additional one-year subject to the following conditions and citing the following findings and conclusions: CONDITIONS: A. The total number of spaces provided be 12, with one of those spaces for the owner and one for a watchman. B. Spaces shall be numbered and wheel stops be provided to assure the safety of potential users. C. One 2A10BC dry chemical fire extinguisher shall be provided in a location accessible to all tenants and properly identified. If the extinguisher is not located in a visible location, adequate signage shall be provided, indicating location. D. Restroom facilities of the Thunderbird Boathouse shall be made available to campers and so identified. E. RV spaces shall be for overnight RV parking only, with a maximum of three nights per stay. . F. The applicants shall not provide water to the RVs and the rule shall expressly state such prohibition of water usage and prohibition of used water (grey water) discharged on the site. G. A copy of Park rules shall be provided to the Planning Department. H. A rack shall be provided which contains the city ordinance or city instruction that no recreational vehicle parking be permitted outside the authorized area. I. The parking area shall be paved or an equivalent surface acceptable to the Public Works Department. Public Works has determined that the placement of clean gravel on an annual basis is an appropriate equivalent surface. J. No RVs shall be parked overnight outside of the designated area. FINDINGS: 1. The approval is for 12 overnight RV parking stalls. 2. The use was originally approved in 1984, with subsequent extensions of the permit, which has allowed continued use of the site. . 3. The operation is substantially in compliance with the conditions of approval. However, upon a recent visit to the site, the site was found not in compliance with . . . PLANNING COMMISSION June 12, 1991 Page 6 Condition No. H. 4. The property is. zoned M-2, Heavy Industrial, which allows uses found to be consistent with the intent of the Zone District. 5. The M-2 Zone District allows marinas and boat havens as permitted uses. CONCLUSIONS: A. The proposed Conditional Use Permit is compatible with the surrounding land uses and land uses in the M-2 Zoning District. B. The proposed Conditional Use Permit is in the public use and interest and is not detrimental to the public welfare. C. The proposed Conditional Use Permit is consistent with the Port Angeles Zoning Code and Comprehensive Plan and other applicable land use regulations. Ms. Souders seconded the motion. The question was called and the motion passed unanimously. Chairman Gruver noted for the record that the Public Works and Planning Department recommendations do not seem to coincide. He requested staff work more closely together on these issues. CONDITIONAL USE PERMIT - CUP-91 (06) 08 - PORT OF PORT ANGELES, Airport Industrial Park: Request for a permit to allow a wood waste landfill site in the LI, Light Industrial District. Mr. Jimerson reviewed the Department Report recommending approval of the extension request. He explained there are some differences in the Department Report from that requested by the applicant. Staff corrected those discrepancies for the Commission. Chairman Gruver opened the public hearing. Ken 'Sweeney, Port of Port Angeles, P. O. Box 1350, provided background information on the permit request and explained that the need for extension was that the Port was unable, due to the State I s lengthy permitting process, to obtain the necessary permits to begin the landfill site in a timely manner. Mr. Sweeney displayed an aerial and site plan, noting the surrounding uses to the proposed site. He noted there is a Christmas tree farming operation in the vicinity at the present time; however, the farm is not doing well and the use will be terminated. The site is in the Airport clear zone at the west end of the Airport runway, and no buildings will be . PLANNING COMMISSION June 12, 1991 Page 7 permitted in this area. Mr. Sweeney explained the request to increase the size of the permit area to 16.5 acres as being the suggestion of a Port consultant to eliminate future occurrences of delays in permitting if the need should arise to expand the project. The process of the landfilling at the site includes excavating and filline one cell at a time (24 cells total). There will never be more than one lift exposed at anyone time. Leaching in the area is carefully controlled through a monitoring process. At the present rate of use, the site should accommodate the landfill needs for approximately 27 years. Mr. Sweeney added that this landfill will be not only for Harbor Port uses but will serve the needs of the Port's tenants at the Airport as well. In closing, he added that the Port does not intend to use the site, unless the MRGC recycle plant is no longer available, which is the preferred and presently used method of disposing of wood waste fill material. There being no further comments or questions, Chairman Gruver closed the public hearing. Mr. Hulett moved to approve a one-year extension for this permit request, subject to the following conditions, and citing the fOllowing findings and conclusions: . CONDITIONS: A. This proposal is for a double-lift, 16.5-acre wood waste landfill site only. Any change or expansion of the wood waste landfill will require a separate conditional use permit application for approval. B. The proposal shall meet the minimum functional require- ments for wood waste landfilling facility under WAC 173- 304-462 prior to issuance of permits by the City. C. A site and access plan shall be submitted to the Public Works Department for approval. Said site and access plan shall indicate the location, extent, and design of all project components, including the access to the site, and ingress / egress. In addition, a description of all project components shall be supplied with said site and access plan, which must be approved by the ci ty , s Planning and Public Works Departments prior to issuance of permits. D. The proposed use shall comply with all requirements set forth in the Light Industrial District Chapter of the City'S Zoning Code and the purpose of the Port of Port Angeles Airport Industrial Park Plan. . . . . PLANNING COMMISSION June 12, 1991 Page 8 FINDINGS: 1. The proposal is for a 16. 5-acre wood waste landfill which would allow a double-lift (10 feet per lift) landfill. 2. A Conditional Use Permit was originally approved by the City for the landfill in 1988 and extended two years in 1989. The permit expired because it was not acted on prior to the expiration date. 3. The state has developed minimum functional standards for landfills to mitigate potential impacts. The Clallam County Environmental Health Division has issued the proposed landfill a solid waste handling facility permit in which the Port District is required to meet the functional standards. 4. The property is zoned Light Industrial, which allows uses found to be compatible with the intent of the District, subject to approval of a Conditional Use Permit. CONCLUSIONS: A. The proposed wood waste landfill facility, as con- ditioned, can comply with the purpose of the Light Industrial District. The use is in support of industrial activities, and given its relative inaccessibility and location within the Airport clearance zone, is not likely to be integrated into an industrial park concept development. B. Design review of the required site and access plan will reduce the impacts of the proposal to the city's streets and traffic by the project to insignificant levels and ensure that all standards of the Zoning Ordinance are complied with. C. This use has been conditioned to ensure that it shall not be detrimental to the health, safety, comfort, and welfare of the general public by WAC 173-304-462 and by the mitigation measures included in the conditions of approval. Mr. Philpott seconded the motion, which passed unanimously. CONDITIONAL USE PERMIT - CUP-91(06)09 - CLALLAM COUNTY FAIRGROUNDS. 1608 West sixteenth Street: Request to allow continuation of RV oarkinQ at Fairgrounds for soecial qroups. Mr. Jimerson reviewed the Department Report, recommending approval of the extension request. Chairman Gruver opened the public hearing. PLANNING COMMISSION June 12, 1991 Page 9 . Sandy Bailey, 2214 Bagley Creek Road, was present, represent- ing the Fairgrounds. Ms. Bailey stated the intent is not to accommodate single RVs, but group activities, as described in the application request. She requested the Commission increase the targeted events to fifteen events per year, from the originally approved tent to allow for more Fair-oriented activities and accommodate those uses which normally cannot be accommodated by existing RV parks; (i.e., those with horse trai lers / animal carts, etc. ) . There have been no other changes in the permit since the previous approval, nor are any expected at this time. There being no further comment, Chairman Gruver closed the public hearing. Mr. Philpott moved to approve extension of the Conditional Use Permit, subject to the following conditions, and citing the following findings and conclusions: CONDITIONS: A. The use of the Fairgrounds for RV parking shall be in accordance wi th the si te plan approved by the Port Angeles Fire Department dated February 25, 1988. . B. The density shall not exceed 25 recreational vehicle spaces per acre of gross site area. C. The method of trash disposal/sewer and wastewater system(s) and water supply shall be approved by the Health Department prior to issuance of this permit. D. This permit shall be limited to fifteen (15) individual special events per year. E. The Planning Commission may, following a public hearing and subject to review by the City Council and with the right of appeal to Superior Court, revoke this permit in the future if the Commission finds that the use to which the permit is put is detrimental to the health, safety, morals, comfort, and general welfare of the public or constitutes a nuisance as a result of a change in the nature of the use for non-compliance with the conditions. F. 'The permittee shall permit the City of Port Angeles or representative(s) or designee(s) to make periodic inspections at any reasonable time deemed necessary in order to ensure that the activity being performed under the authority of this permit is in accordance with the terms and conditions prescribed herein. . G. If this permit is not used wi thin one year from the effective date of approval, this permit shall be considered null and void. . . . PLANNING COMMISSION June 12/ 1991 Page 10 FINDINGS: 1. The proposed RV campground site, which is a gently sloped grass field, is capable of accommodating the various public events at the Fairgrounds. 2. The applicant has demonstrated a current need in this location for RV accommodations for certain special events at the Fairgrounds. 3. The site has accommodated RV parking since 1987 under previous Conditional Use Permits, and the City Planning Department has received no complaints regarding the use. 4. The Public Works, Fire, and Light Departments have reviewed the proposal and offer no objections. The applicant has met the previous conditions to the satisfaction of the Public Works Department and has submitted a site plan acceptable to the Fire Department. CONCLUSIONS: A. The proposed Conditional Use Permit is compatible with the surrounding land uses and land uses in the PBP Zoning District. B. The proposed Conditional use Permit is in the public use and interest and is not detrimental to the public welfare. C. The proposed Conditional Use Permit is consistent with the Port Angeles Zoning Code and Comprehensive Plan and other applicable land use regulations. Mr. Anabel seconded the motion, which passed unanimously. REZONE REQUEST - REZ-91(06)02 - McCLASKEY. 140 DelGuzzi Drive: Reauest to rezone property from RMF. Residential Multi-Family. to ACD. Arterial Commercial. The property is current Iv desiqnated ACD. but this zoninq is subiect to litiqation. The reauest is contingent upon the outcome of the litiqation. Mr. Jimerson reviewed the Department-Report. Chairman Gruver opened the public hearing. Kirk Koehler, 1103 South Peabody Street, was present/ repre- senting the applicant. Mr. Koehler explained that the applicant had reviewed the Department Report and was in agreement with its recommendation for approval. He requests the Commission recommend approval of the rezone at this time. There being no further questions or comments from the audience, Chairman Gruver closed the public hearing. . PLANNING COMMISSION June 12, 1991 Page 11 Mr. Leonard moved to approve the rezone request as presented, citing the following findings and conclusions: FINDINGS: 1. The property has a history of ACD Zoning. At one point, it was rezoned from ACD to RMF to allow development of a convalescent center. It was then rezoned back to ACD, as approved by the City Council in February, 1990. There is pending litigation challenging the validity of the property's zoning. 2. The site is in a commercial corridor identified by the Port Angeles Comprehensive Plan. 3. The general character of the immediate vicinity is non- residential, with a golf course to the south, Safeway Plaza west, and Super 8 Motel north. The Ennis Creek Estates residential project has been approved for development to the east, with the nearest residential structure to be approximately 500 feet away. 4. The general street circulation plan for the area provides direct access to the site from Highway 101, and travel through residentially zoned property is not required. . CONCLUSIONS: A. The rezone request is in the public use and interest and will not cause adverse impacts to the characteristics of the adjacent property. B. The rezone is consistent with the Policies and Goals of the Port Angeles comprehensive Plan. C. The rezone reaffirms that ACD is a proper designation for the site. Mr. Philpott seconded the motion, which passed unanimously. CONDITIONAL USE PERMIT - CUP 91(06)10 - PENINSULA MENTAL HEALTH, 203 West Twelfth Street: Request to allow an adolescent group home for 3 - 4 girls in the RS-7, Residential single-Family District". Mr. Jimerson reviewed the Department Report, recommending approval of the Conditional Use Permit request. Chairman Gruver opened the public hearing. . Don Zanon, 1508 West 12th street, Director of Peninsula Mental Health Center, represented the request. He stated although the Department Report notes the use is for three girls, he would like to correct that request at this time to be for four adolescent girls. Mr. Zanon stated that one girl each week . PLANNING COMMISSION June 12, 1991 Page 12 from the area is transferred to other sites in the state and even Oregon, due to the unavailability of facilities to home the girls in the home town of Port Angeles and vicinity. The girls are homeless for many reasonsj some are unwanted; some have been cycled through foster homesj some have been abused. The need is to create a situation in which these adolescent teen-age girls can acquire skills to live independently and successfully in a community upon reaching the age of 18. He noted there is an increasing need for this type of service, which is sadly lacking. The project will serve local girls. The hope is that the girls can contribute to the neighborhood in which they live. There will be 24-hour supervision on a shift basis, seven days a week, holidays included. This area was chosen because it is a stable neighborhood and should be a benefit to both the girls and the neighborhood. For the good of the community at large and in order to give these children a stable place to live, Mr. Zanon urged the Commis- sion approve this Conditional Use Permit. . Cathy Murphy Carey, 1338 O'Brien Road, Board of Directors of peninsula Mental Health, stated the major goal is to help the young women to live in a normal home environment, as opposed to an institutional environment, and to let them stay in the area, rather than transporting them to some other area of the State or a different state to provide a place to live. The Center will be purchasing this home and acting as owners. They will keep the grounds neat and well-kept and blend into the neighborhood, as any other neighborhood residential use might. She stated they conducted two meetings with neigh- borhood residents in order to try to address neighborhood concerns. The meetings were well attended. Mr. Leonard noted a letter from Dick and Judy Owen, 223 West 12th Streett expressing concern over the background of some of the girls who would live in the home. Mr. Zanon answered that the handicaps range from juvenile diversion programs, such as drug users, alcoholics, or those with a police record, abused or developmentally delayed, as well as adolescents who have physical handicaps, maybe blind or otherwise physically handicapped. Chairman Gruver asked the age and length of stay of the girls. Mr. Zanon answered the girls range from age 13 to 17 and the average stay is from two months to two years. . Mr. Hulett expressed concern over the training required for personnel. Mr. Zanon indicated in order to meet the WAC requirements for group home sitings, the Department of Health and Social Services and Fire Departments will do an inspection. The Center encourages on-going training for staff. The program takes a very strong, structured approach. The girls must be under a strict regime in order to stay in the home. The girls have to agree to volunteer to participate in the home environment and to respond. Rewards, such as using the telephone and having visitors, are earned by the PLANNING COMMISSION June 12, 1991 Page 13 . girls. In response to Mr. Catts as to whether unwed mothers and their children would be housed at this facility, Mr. Zanon answered it is not the intention or the object of the program to house unwed mothers and/or raise their children on-site. If the situation were to occur, it would be dealt with in a supportive manner and if approved by the Department of Social and Health Services, those girls who are placed there who find themselves in that situation could conceivably remain. However, he stressed this is not the intent or the object of the program, but would be dealt with as in any home situation. There was considerable discussion concerning the shift supervisor type of management versus the resident manager. Mr. Zanon answered that the rotating staff gives the supervisory personnel a break and allows the girls to develop relationships with several different adult role models, which is desirable, as it creates more potential for finding an adult model to whom they can bond. Five adults would rotate in the supervisory capacity. . Carol Angus, 219 West 12th streett a neighbor in the area, stated there is a delicate balance in the neighborhood at present and she stressed the situation is being stretched to its limits with the increase in commercial uses in the area. She noted there is a senior foster home at the northeast corner of 12th and Cherry, the Tudor Inn at 1108 South Oak, as well as a home of a similar nature to this proposed use directly across the street from her residence on 12th street. She expressed concern over the training of the supervisors, and wanted to know the salaries. She added this is one less owner-occupied residence in the neighborhood; that this area is becoming more border-line commercial than residential. She opposed the permit approval at this site. Howard Ruddell, 136 West 12th street, stated he is not opposed to a child care arrangement or help for children in any way. His seven children were raised in the area in which he has resided for 43 years. The area is generally trouble-free and his concern is on the impact to the neighborhood and the quality of supervision available at the residence. The accountability of the adolescents involved was in question, and the increase in traffic due to the shift in supervisory personnel caused a concern. He stated this type of use should be placed in a less well-established area and not in this area. . william E. Lucas, 1204 South Oak, also stated opposition to the use as proposed. He stated his reason was that he feared devaluation of his property and the breaking down of the residential community. Chairman Gruver asked Mr. Lucas if he felt this type of use . PLANNING COMMISSION June 12, 1991 Page 14 would be better suited in a commercial area. Mr. Lucas answered that he did not know the answer to that question. stephanie Indelicato, 130 West 12th street, stated her family had purchased a residence in the area because of the quiet residential neighborhood of Cherry Hill and the quality of residential living in that area. She felt the concept is great, but the owner will not live there; there will be more traffic; and she would like to see a family unit living there. There was further discussion concerning the supervisor/ counsellors living on-site in a family situation as opposed to shift counsellors. . Hazel Mundy, 616 South Pine Street, works with the Peninsula Mental Health Center supervisors. She is at present working with the foster care home model located on Park Avenue. She stated the need for supervisors to be in a shift situation is that the adolescents tend to have difficulty bonding with a single supervisor, and the five supervisors in shift positions allows for more chance for the adolescent to bond with a supervisor than have only one supervisor and only one chance for that bonding. Mr. Philpott questioned the background training of the supervisors employed. Ms. Mundy answered that supervisors are hired on their past experiences with children, and require a high school education. On-going training is provided for the supervisors in adolescent development, counselling skills, parenting skills, assault response training, and classes on social behavior. As the supervisor to the supervisors, Ms. Mundy noted there has not been much turnover in their employees. In answer to a request for her background qualifications, she answered that she has a bachelor f s in communication, with a minor in sociology, and has been a teacher to developmentally delayed children. House staff is paid at $7.20 per hour, with an average of 30 hours per week. The only complaint received in the current situation on Park Avenue was an initial concern by an elderly neighbor who had a fear for one of the residents, no longer residing in the home. The use is now accepted in the neighborhood and contributes to the neighborhood atmosphere. She stressed the importance of having a rotating staff with this type of use, as the adolescents are not pressured to bond with any particular adult. Paula Richter, 126 West 12th Street, objected to the rotating supervisors. She noted a traffic concern and is opposed to the permit approved for this site. . Don Zanon answered that the current home owners live out of town and this is a rental situation. The proposed use would be an owner-occupied use. The girls do not usually have vehicles, as they are unaffordable. Staff has the discretion in accepting the residents. Normally, three adolescents will be housed, but occasionally there will be four, with no more . PLANNING COMMISSION June 12, 1991 Page 15 than four at any time. Mr. Catts questioned the applicant as to the possibility of employing a live-in supervisor. Mr. Zanon answered it is a possibility, but it is very difficult to find someone of the caliber who would live in a supervisory situation 24 hours a day with this group of girls. He noted the staff at present is very committed and has a very positive influence on the girls. Chairman Gruver read into the record a note delivered to him from Joe and Naomi Denhart, 139 West 12th street, stating their support of this request. There being no further comments, Chairman Gruver closed the public hearing. . Mr. Zanon answered questions concerning ownership and financing restrictions on a project of this type. Ms. Souders noted that she lives in an area where a group home exists, and noted that after the one and one-half to two years of existence, the group home has blended into the neighborhood very well. Mr. Leonard noted that he lives across the street from a group home (The Lodge) and The Lodge has created no problems in the neighborhood. Following considerable discussion, Mr. Leonard moved to approve the use subject to the following conditions, and citing the following findings and conclusions: CONDITIONS: A. The approval is for an adolescent group home located at 203 West 12th Street for four adolescents and one adult supervisor, with a second supervisor on-site on an occasional basis. B. No autos will be owned or used by the teen-age residents. C. The Planning Commission may, following a public hearing and subject to review by the City Council and with the right of appeal to Superior court, revoke this permit in the future if the Commission finds that the use to which the permit is put is detrimental to the health, safety, morals, comfort, and general welfare of the public or constitutes a nuisance as a result of a change in the nature of the use for non-compliance with the conditions. FINDINGS: . 1. The approval is for an adolescent group home located at 203 West 12th street, for four adolescents and one adult supervisor, with a second supervisor on-site on an occasional basis. . . . PLANNING COMMISSION June 12, 1991 Page 16 2. The property is zoned single-family residential, RS-7. Group homes are listed as conditionally permitted uses in this Zoning District. 3. An existing single-family home will be used for the group home. 4. No other group home Conditional Use Permits have been approved by the City in the immediate vicinity. 5. The Comprehensive Plan has a social objective (#3) which states: liTo make the environment of the community conducive to a better life: spiritually, morally, and physically through the provision of various oppor- tunities.1I CONCLUSIONS: A. The proposed Conditional Use Permit is compatible with the surrounding land uses and land uses in the RS-7 Zone. B. The proposed Conditional Use Permit is in the public use and interest and is not detrimental to the public welfare. C. The proposed Conditional use Permit is consistent with the Port Angeles zoning Code and Comprehensive Plan and other applicable land use regulations. Ms. Souders seconded the motion. Mr. Catts moved to add a fourth condition that the group home be supervised by live-in managers instead of rotating supervisors. This motion was seconded by Mr. Philpott, and failed 2 - 5, with Commissioners Anabel, Souders, Hulett, Philpott, and Chairman Gruver voting "Noll. Following discussion on the length of time a Conditional Use Permit of this type could be approved, Mr. Philpott moved to have the permit expire after two-years. Mr. Catts seconded the motion, which passed 6 - 1, with Mr. Leonard voting "No". Mr. Leonard stated that for financial reasons he felt two years was too restrictive. The 'question was called on the original motion and passed unanimously. The Commission took a break at 11:10 P.M. The meeting was reconvened at 11:16 P.M. . PLANNING COMMISSION June 12, 1991 Page 17 EXTENSION OF CONDITIONAL USE PERMIT - CUP-90 (05) 07 - CAMMACK. Southwest corner of Vine and Second Streets: Request to allow the retail sale of pharmaceuticals and medical supplies in the OC. Office Commercial District. Mr. Jimerson reviewed the Department Report, recommending approval of the permit as requested. Chairman Gruver opened the public hearing. R. G. Linkletter, 1324 East First Streett was present repre- senting the applicant. Mr. Linkletter noted the project size is 8,192 square feet, including parking to 50 spaces, with no basement. He stated the applicant had been delayed in apply- ing for a building permit. The proj ect is now ready and submital has been made for the building permit. Mr. Linkletter suggested in Conditional Use Permits dealing with construction, the Commission should consider extending the time period for the initial land use to begin to beyond the one-year current time limit. He stated normal constraints in developments of this size and type restrict applicants from moving forward in a more timely manner. There being no further questions or comments, Chairman Gruver closed the public hearing. . There was considerable discussion with staff noting that the size of the original permit approval is different than what the applicant is now requesting. The applicant had received approval for a 6,300 square-foot building on Lots 1 through 3, Block 7, C. C. Leighton's Addition, and apparently the extension request is for an 8,192 square-foot building on Lots 1 through 5. In response to a question from the Commission, Mr. Linkletter answered it was his understanding in conversations with the City Planning Director and city Attorney that the project could be expanded. Mr. Leonard moved to approve the extension request, subject to concurrence with the city Attorney's office on the legality of extension of a Conditional Use Permit with the addition of properties not originally included. The Commission concurred that in the event the City Attorney were to decide this could not be allowed, an extension would still be considered timely if brought back for review by the Planning Commission to the next meeting. (The city Attorney subsequently reviewed the case and has determined an additional public hearing is necessary, to be held June 26/ 1991.) . CONDITIONS: A. This approval is granted subject to review by the City Attorney. The City Attorney must conclude that it is appropriate to approve an extension of this permit for a larger site and larger building. If not, the City . . . PLANNING COMMISSION June 12, 1991 Page 18 Attorney shall provide direction as to the appropriate procedure. FINDINGS: 1. The Port Angeles Zoning Code requires that prior to acting on a Conditional Use Permit, the Planning Commission must hold a duly advertised public hearing. 2. Public notice, as required by the Port Angeles Zoning Code, has been given. 3. The Port Angeles Zoning Code states that the Planning Commission shall consider all applications for Conditional Use Permits and may grant said permits for such uses as by the zoning Regulations are required to be reviewed and which can be permitted only upon granting of a Conditional Use Permit. 4. The Zoning Code states that the purpose of the Conditional Use Permit shall be to assure that the maximum degree of compatibility between uses shall be attained. 5. The proposal is to construct an 8,192 square-foot pharmacy building on vice standard Townsite lots described as Lots 1 through 5, Block 57, of C. C. Leighton's Subdivision of Suburban Lot 24, as recorded in Volume 1 of Plats, Page 94. 6. The subject property is zoned Office Commercial, which allows "businesses selling medical supplies, goods / instruments, medicine, and similar items" with a Conditional Use Permit obtained from the Planning Commission and City Council. 7. Chapter 17.23 of the Port Angeles Zoning Code identifies various development standards. that structures locating within the Office Commercial zoning district must meet. These standards include height, lot coverage, lighting, signage, and landscaping. CONCLUSIONS: A. The "proposed activity can 'be 'permitted through the granting of a Conditional Use Permit. B. The proposal is consistent with the tests for issuance of a Conditional Use Permit, as found in Article XI, Section 5 of the Port Angeles Zoning Code. C. Procedural requirements relating to public notice and public hearing have been accomplished. . . . PLANNING COMMISSION June 12, 1991 Page 19 D. The development standards of the Office Commercial Zoning District are adequate to ensure the proposed use is compatible with the surrounding area. Ms. Souders seconded the motion, which passed unanimously. V COMMUNICATIONS FROM THE PUBLIC None. VI STAFF REPORTS Mr. Jimerson noted the Planning Commission had requested investigation with the Public Works Department as to the allowing of parking lots maneuvering areas to be located in public alleys. Mr. Jimerson reported that the Public Works Department had noted that maneuvering spaces must be provided on-site. VII REPORTS OF COMMISSION MEMBERS Mr. Philpott noted there is a Scuba sign in tfie 1100 block of East Front Street, which is apparently extending into the right-of-way. Staff will investigate. Mr. Leonard requested that Planning Director Collins. explain to the Council that unplatted and not previously divided land would be subject to down-zone. Mr. Gruver suggested the Planning staff put together a summary of the types of uses which might be considered for longer periods of time than the normal one-year period now allowed for new Conditional Use Permits. VIII ADJOURNMENT The meeting adjourned at 11:49 P.M. .~ Chairman PLAN. 473 . 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