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HomeMy WebLinkAboutMinutes 06/26/1991 .. . . AGENDA PORT ANGELES PLANNING COMMISSION City Council Chambers 321 East Fifth Street Port Angeles, W A 98362 June 26, 1991 7:00 P.M. I. CALL TO ORDER D. ROLL CALL m. APPROVAL OF MINUTES: Special Meeting of June 5, 1991 and Regular Meeting of June 12, 1991 IV. PUBLIC HEARING: 1. PLANNED RESIDENTIAL DEVEWPMENT - PRD 91(06)01 - LA VISTA. between Front and Pirst Streets. east of Lincoln to Chase Street: Mixed residential/commercial planned residential development in the Central Business and Arterial Commercial Districts. 2. EXTENSIONI AMENDMENT TO CONDmONAL USE PERMIT - CUP 90(05)07 - CAMl\fACK, Southwest corner of Vine and Second Streets: Request to allow the retail sale of pharmaceuticals and medical supplies in the DC, Office Commercial District. V. OLD BUSINESS: 1. CONDITIONAL USE PERMIT - CUP 91(05)06 - THUNDERBIRD BOA mOUSE. Ediz Hook: Further consideration of extension of use pennit to allow RV parking in the M-l, Heavy Industrial District. VI. COMMUNICATIONS FROM mE PUBLIC VD. STAFF REPORTS 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 Souders, Vice-Chair; Jim Hulett; Roger Catts; Larry Leonard; Bob Philpott; Bill Anabel. Planning Slaff: Brad Collins, Planning Director; Sue Roberds, Planning Office Spedalist; John Jimerson, Associale Planner; David Sawyer, Senior Planner. . . . vm. REPORTS OF COMMISSION MEMBERS IX. ADJOURNMENT PUBLlC 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 be limited to factual statements pertaining to previous testimony. Comments should be directed to the Planning Commission, not the City Staff representatives present, unless directed to do so by the Chairman. . . . MEMORANDUM August 23, 1991 TO: June 26, 1991 Minutes File FROM: Sue Roberds, Planning Office Specialist SUBJ: Correction to Minutes Page 9 of the June 26, 1991, Planning Commission Minutes contains an error which was corrected at the August 28, 1991 meeting. Following the motion made by Bob Philpott and seconded by Jim Hulett, to continue discussion of the La Vista PRD to the July 10, 1991, meeting, a second motion was made which was not noted at that time. The motion (added at the August 28th meeting) reads as follows: "Jim Hulett moved to reopen the hearine at the July 10th meetine. Bill Anabel seconded the motion. which passed unanimously. " Sue Roberds, Planni g Office Specialist . . . PLANNING COMMISSION Port Angeles, Washington June 26, 1991 I CALL TO ORDER Chairman Gruver called the meeting to order at 7:05 P.M. II ROLL CALL Members Present: Roger Catts, Jim Hulett, Ray Gruver, Bob Philpott, Cindy Souders, Bill Anabel. Members Excused: Larry Leonard staff Present: John Jimerson, Brad collins, Ken Ridout, Bruce Becker. III APPROVAL OF MINUTES Mr. Philpott moved to approve the minutes of the special meeting of June 5, 1991, as submitted. Mr. Catts seconded the motion, which passed unanimously. Cindy Souders moved to continue approval of the June 12, 1991, minutes to July lOth. Bill Anabel seconded the motion, which passed unanimously. Chairman Gruver announced that the order of business for the evening's agenda would be: OLD BUSINESS i Item No. 2 NEW BUSINESS; and Item No.1. IV OLD BUSINESS CONDITIONAL USE PERMIT - CUP-91 (05) 06 - THUNDERBIRD BOATHOUSE. Ediz Hook: Further consideration of request for a permit to allow overnight RV camping in the M-2, Heavy Industrial District. Mr. Jimerson reviewed the Department Memorandum, regarding the reconsideration of the Thunderbird Conditional Use Permit. Bill Anabel moved to reconsider the action taken by the Planning Commission June 12, 1991, approving the conditional use permit. Jim Hulett seconded the motion, which passed unanimously. Chairman Gruver polled the Commission with regard to which issues should be reconsidered. The consensus was to reco.nsider approval of the two long-term trailers for the manager and watchman on-site, and to reconsider the issue of parking for the site. Ron Shepard, 219 West Ninth, stated that the manager/watchman units have not been lived in the past. Staff works from 3:30 A.M. until 11: 30 P.M. The trailers are used for taking breaks, changing clothes, etc., during that time. One trailer has already been removed from the site, and the remaining . . . PLANNING COMMISSION June 26, 1991 Page 2 trailer will be moved tomorrow. In response to a question from the Commission, Mr. Shepard stated that boat trailer parking is provided on a one-half mile str ip of property leased by Mr. Shepard. Parking occasionally occurs on-site adjacent to the T-Bird building in a manner that does not block driveways. Bob Philpott moved to amend the previous approval of the T- Bird Conditional Use Permit by chanqinq Condition A to read lithe total number of spaces provided may not exceed 12"; to clarify Condition E statinq that "RV spaces shall be for overniqht parkinq only with a maximum of three niqhts per stay"; and to add the phrase "and/or power" to Condition F. Bill ADabel seconded the motion which passed unanimously. With the noted changes, final conditions are listed as follows: CONDITIONS: A. The total number of spaces provided tie may not exceed 12, with ORC of those Bp~OCO for tho e~Rcr aHa ORC for a watCftmaR. 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 and/or power to the RVs and the rules shall expressly state such prohibition of water usage and prohibition of used water (grey water) discharged on the site. G. A copy of the 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 PLANNING COMMISSION June 26, 1991 Page 3 . annual basis is an appropriate equivalent surface. J. No RVs shall be parked overnight outside of the designated area. EXTENSION OF CONDITIONAL USE PERMIT - CUP-90 (05) 07 - CAMMACK. Southwest corner of Vine and Second Streets: Public hearing for reconsideration of a request to allow the retail sale of pharmaceuticals and medical supplies in the OCt Office Commercial District. . Mr. Jimerson presented the Department Report. R. G. Linkletter, 1324 East First Streett representing the applicant, noted that site drainage plans have been submitted to the Building Division of Public Works Department; he did not think the requirement for a fence posed a problem; and that provisions have been made for down-mounted lighting, with the exception of some up-mounted lighting which will be facing the structure. He noted that lighting will be set to automatically dim after business hours. Storage of the oxygen tanks will be within the building. Mr. Linkletter was of the understanding that the allowable signage is a maximum of 100 square feet. Staff responded that the Office Commercial District, in which the project is situated, only allows 50 square feet total signage. Roger Catts moved to modify Condition E to read "the six-foot height visual screen may be either a solid fence with low shrubbery landscape or a solid evergreen visual screen". The motion died due to lack of a second. cindy souders moved to approve the conditional use permit citing the following conditions, findings and conclusions. Bill Anabel seconded the motion which passed unanimously. CONDITIONS: A. A lighting plan must be submitted to the Public Works Department. All outdoor lighting shall be down-mounted so as to prevent reflection upon the adjacent residential properties. B. A drainage plan shall be submitted to Public Works Department for approval. c. No plantings over 30" taIlor other obstructions in the visibility triangle are allowed at points of egress. D. Details as to how the storage area on the south side of the building will be screened shall be submitted to the Planning Department for review and approval. . E. A six-foot high visual screen consisting of either a solid fence or evergreen shrubbery shall be located along PLANNING COMMISSION June 26, 1991 Page 4 . the western property line. Details shall be submitted to the Planning and Public Works Departments for review and approval. F. All development standards of the Office Commercial Zoning District shall be complied with. 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 five 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. 8. In addi tion to ordinance development standards, five conditions of approval have been identified to minimize impact on adjacent properties. . CONCLUSIONS: A. The proposed activity can be permitted through the granting of a Conditional Use Permit. PLANNING COMMISSION June 26, 1991 Page 5 . 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. D. The development standards of the Office Commercial Zoning District are adequate to ensure the proposed use is compatible with the surrounding area. Bill Anabel seconded the motion which passed unanimously. v. PUBLIC HEARING LA VISTA PLANNED RESIDENTIAL DEVELOPMENT - PRD 90 (06) 01 - between Front and First Streets. east of Lincoln to Chase Street: Mixed residential/commercial planned residential development in the Central Business and Arterial Commercial Districts. . John Jimerson reviewed the Department Report. Brad Collins noted that the Planning Department had received letters from Mr. Clark, Dr. Jim Mantooth and Mrs. Robbie Mantooth. Mr. Collins reviewed the general content of the letters to the Planning Commission. Mr. Clark's letter opposed approval of the PRO, and the Mantooths' letters favored the PRO. Tim Haley, 113 South Valley, representing the applicant, pointed out that the project has already seen some delays in the approval process, and his hope was that the Commission could come to a decision following the evening's hearing. Dr. McNutt, developer of the site, was introduced to the Commission. Mr. Haley provided a history of the hill site including the sluicing of First and Front streets which contributed to the creation of the bluff. A site plan and existing land use exhibit was presented as well as three models of the proposed development, one each for the La Montana and La Frontera developments and one containing all buildings within approximately 300 feet of the site. The architecture and design of the six-story condominiums of La Frontera was reviewed. Mr. Haley pointed out that the PRD Ordinance is designed to provide flexibility in design alternatives to allow creativity in the development process. He noted that the zoning requirements for mixed use have been meti however, the specific development standards of the commercial development which require frontage along First and Front streets have not been met. It is their belief that concentration of commercial development on one side would be more appropriate. There is not a substantial amount of tourist-oriented retail in the immediate vicinity, and therefore the requirement for commercial space at La Frontera may not be appropriate.. The proposed grading for the site was addressed, noting that the Lincoln Terrace redesign eliminates the need for retaining walls. He stated that as . . PLANNING COMMISSION June 26, 1991 Page 6 part of the project, they will regrade the adjacent site to the west. Views are essential to the success of the project. Regrading and rework of the site will open up views for the adjacent structure to the east. Mr. Haley said the La Frontera site would be developed first, followed by the Lincoln Terrace commercial building. In response to a question from the Commission, Mr. Haley pointed out that walls on the Front street elevation are designed to screen the automobile parking area from street view. He added that the intent is to screen the parking area from the condominiums above through use of a trellis structure covered with vegetation. The Commission took a break at 8:50 P.M. Meeting reconvened at 9:00 P.M. . Beth Backus, 222 East Front street, stated that she has lived on the hill for thirteen years, until last Saturday when she moved. She had observed eagles, kingfishers and heron on the site during that thirteen year period. The potential for slides is a concern, as water is seeping down Chase street from the site. Her view has already been blocked by the La Montana development, and the view would be blocked to the west by the La Frontera development. She expressed concern that supplies for the construction of La Montana were not purchased locally, and that local business owners would not do business wi th the architect. Who will pay for the slide which occurred in the area in the last week? She concluded that many problems have been caused by the development already. Jim Hulett asked staff what caused the recent slide on the site. Ken Ridout responded that it is believed to have been caused by a leaking underground drainage pipe that is located between the existing duplex and the La Montana development. He was unaware of any studies or information indicating springs on the hill. Cindy Souders asked if the removal of the vegetation from the hill had contributed to the slide. Mr. Ridout answered that disturbance of the soil by vegetation removal may have aggravated the situation. Mr. Collins noted that the proposal is to remove the remaining alder trees that are hanging on the edge of the slope. Changing wind patterns, as a result of the development, may cause an uprooting of the remaining trees. . A (unidentified) resident of the 300 of Block of East Tenth Street, offered a number of objections which included: the proj ect would block the views from her home i the building would be the first site seen while approaching from the ferry, and she did not believe this is an appropriate landmark for the City of Port Angeles; Port Angeles does not need additional housing; birds occasionally using the site would be disturbed; and water is draining from an unidentified source. PLANNING COMMISSION June 26, 1991 Page 7 . John Doherty, 212 East Fifth, representing James Morse, owner of the adjacent property to the east, expressed concern over the geotechnical study. He noted that his client owns the adjacent house, a vacant lot and Morse Court Apartments to the east which could possibly be endangered by grading on the site. He pointed out concerns regarding construction material storage, construction parking, neighborhood disruption from construction vehicle movement / sufficiency of parking provided for the development and blockage of views due to the size of the building. He added that his client questioned whether the project meets the values of the Port Angeles community and whether the project makes appropriate use of the PRD Ordinance provisions. In the court case of Merkel vs. Brownsville it was found that an environmental impact statement may be required rather than a series of Determinations of Non- Significance. . Chairman Gruver asked Planning Director Collins to respond to the issue of Merkel vs. Brownsville. Mr. Collins explained the environmental review process conducted for the project and the mitigation measures attached to the project which include a requirement for a geotechnical report to be prepared and mitigation occurring through the conditions of approval of the PRO. He stated he thought the concern of Merkel vs. Brownsville was to ensure that the cumulative impacts of several actions are taken into consideration. When the DNS was issued for the PRO project, it was issued with the total project in mind. Harlan McNutt, 231 East First street, explained that the water leading to the slide came from a footing drain that was placed in the building many years ago during construction, perhaps as early as 1909. He stated that there is some water on Chase street, which may be from a spring. The adjacent house to the east contains about 1200 square feet of floor area and is constructed tight to the alley and west lot line. If the house were to be reconstructed closer to the center of the lot, to the north and east, better views would be obtained. The proposed proj ect will meet Parking Ordinance requirements. All parking will be provided at street level. No traffic will occur on the alley as a result of this development. A slide into the City parking lot occurred because of earlier cuts into the bank. The project will forever end slides on the site. . Patsy Blanchard, 236 East Front street, #18, Morse Court Apartments, was concerned over the loss of vegetation and places for birds to perch. Other concerns included the stability of the buildings, availability of parking on the commercial site and parking for the construction workers. She has experienced difficulty in leaving her property due to blockage caused by construction vehicles. She also expressed concern over the safety of pedestrians, especially children, in the alley during construction. PLANNING COMMISSION June 26, 1991 Page 8 . Tim Haley, 113 South Valley, stated there is no eagle's nest on the site, but there may be a perch on-site. He noted the tree in which the eagle's perch may be located is on the edge of the bluff and subject to slide. The landscape plan calls for cedar trees at a nearby location which would provide a perch in a more stable location. La Frontera contains 15 units, and will not generate high levels of traffic. The proposed access to Lincoln street via the alley would provide an additional access to the development which will mitigate potential congestion. provision of new housing, albeit higher income housing, will help to ease the tight housing market. The intent in the design is to open up views to the south for the remaining house that will remain on the hill through the grading and removal of existing vegetation. The geotechnical study will ensure that any concerns over the stability of the hillside development are adequately addressed. La Frontera will provide 39 parking spaces, exceeding the Ordinance requirement for the project by 9 spaces. To address concerns expressed over construction impacts on the neighborhood, requirements to park in designated areas could be dictated in the development specifications to contractors and their employees. . Jim Hulett inquired as to where the excess soil would be placed. Mr. Haley answered that several alternatives are being reviewed, including filling of a log pond at the K-Ply mill site. In response to further questions, Mr. Haley answered that the top of the bluff is approximately 110 feet above sea level, La Frontera building is 155 feet above sea level, and the Elks building is slightly higher still. He added that the intent of the building is to create a landmark for Port Angeles. The potential to use city parking lots for some of the construction related vehicles is being considered. A survey of City parking lots indicated there is an average vacancy of 50%. Construction materials could be stored at the Lincoln Terrace site. Beth Backus pointed out the tree in which the eagle has been sighted on the site plan and invited the Planning Commission to look at the view that exists from her house. Patsy Blanchard asked if soil samples can be taken prior to excavation or does excavation have to occur before the geotechnical study is prepared, and also inquired as to the ingress/egress for trucks removing the soil. She asked if there is a potential that the heavy loads will damage the roads and affect traffic flow. . Ken Ridout responded that the geotechnical study is primarily to determine the type of foundation which would be required for the building. He was not sure if the study could occur before excavation begins. PLANNING COMMISSION June 26, 1991 Page 9 . Tim Haley explained the process of how the site would be graded. He estimated that approximately 25,000 cubic yards of soil would be removed taking approximately three weeks. Alexis Sorenson, 1217 East Second Street, noted that there are substantially larger buildings in Victoria which can been seen from the water and which are quite attractive. Her feeling is that the proposed development would be an attractive addition and would beautify Downtown Port Angeles. Loren Clifford did not find the project attractive, and would rather the area remain as it is at present. There being no further public testimony, Chairman Gruver closed the public hearing at 10:15 P.M. . Bob Philpott moved to continue discussion of the proposal to the July 10th meeting, direct staff to prepare a recommendation with conditions, findings and conclusions for the planned residential development proposal. Jim Hulett seconded the motion. The Commission discussed whether there was specific direction which should be given to staff and the applicant. After some discussion, the Commission concluded that the issue of underground water would be addressed as part of the geotechnical study, that common open space is a concern, and the applicant was directed to provide significant detail in the landscape site plan to show how the space is both common and open for all residents of the project. Consensus was reached that the building height is of no real concern; traffic would not be a substantial problem; and that there will be no additional commercial development required for La Frontera. with this direction, the Planning Commission voted on the motion before them, which passed unanimously. (~~~ o-j .3 jcP-J? /91) V COMMUNICATIONS FROM THE PUBLIC None. VI STAFF REPORTS '. Brad Collins presented a 10-year urban growth line alternative which could be reviewed by the City Council on July 2, 1991. He pointed out that a 10-year interim line is desirable and that State law neither requires nor precludes creation of a 10-year line. Chairman Gruver commented that it would help to set priorities for infrastructure improvements and to direct development to those areas where development should occur first. In doing so, premature decisions regarding new development could be avoided if the growth of Port Angeles is slower than expected. It was also noted that with growth management, the Planning Commission will be facing heavy schedules throughout the summer' in order to meet the deadlines mandated by the State. . . . PLANNING COMMISSION June 26, 1991 Page 10 VII REPORTS OF COMMISSION MEMBERS Mr. Catts informed the Commission that the Planning Department has contracted with John Mauk, Environmental consultant, to provide classification for critical areas as required by the Growth Management Act. A booth was requested for the Clallam County Fair in order to provide information to the public concerning Growth Management activities. Jim Hulett asked staff to investigate the RV parking situation that occurs at the Eagles Lodge. He also noted that there is an old construction trailer with supplies stored at the rear at 1705 West Twelfth Street. He asked staff to investigate the number of cars parked with "For Sale" signs on them at the Pay and Save parking lot. Additionally, he wondered whether the issue of regulation of home day cares should be reviewed by the Planning Commission. Mr. Collins answered that the Planning Commission will be asked to make an interpretation on day care regulation at the July 10th meeting. Ray Gruver offered to coordinate vacation times with the Planning Commissioners in order to assure quorums at meetings throughout the summer months. Ray also expressed appreciation to those Commissioners (Catts, Anabel and Souders) who perform double duty by serving on the Growth Management Advisory Committee as well as its subcommittees. Bob Philpott said he understood that the wetland definitions have been relaxed in the critical areas regulations. VIII ADJOURNMENT There being no further business, the meeting at 11:30 P.M. which passed unanimously. ~ lins, Secretary JJ . PLEASE SIGN IN CITY OF PORT ANGELES Attendance Roster Type of Meetin Date Location Name Address . ?A/;)() [? cdO-/ 12 i' A-; '1'< f.4!. oS II- 'I::J /J ,L1I1 ' ff-5" .).'-1/6 StfI_ ;tt~ Q-l.--e.vv ,).'fto So .Xu~u~ z- \..-- l!- )-r'- ('f. ./1 23/ t:'t/Z - P,,</ r- ;4=:2- ~ / ~ ~ ~. ;/k; L( l { I { . r4 ? o. Pj:}- tP?e-.