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HomeMy WebLinkAboutMinutes 07/25/2001 o , I ~~~ . . FORTMGELES WAS H I N G TON, U. S. A. DEPARTMENT OF COMMUNITY DEVELOPMENT AGENDA PLANNING COMMISSION 321 East Fifth Street July 25, 2001 I. CALL TO ORDER 7 p.m. II. ROLL CALL III. APPROVAL OF MINUTES: Meeting of June 27,2001 IV. PUBLIC HEARING: CONDITIONAL USE PERMIT - CUP 01-04 - CHURCH OF THE NAZARENE. 836 East Second Street: A conditional use permit to recognize and allow the expansion of a church use in the RS-7, Residential Single Family zone. V. PUBLIC MEETING: REZONE APPLICATION - REZ 01-04 - LUND. 520 and 522 South Race Street: A request to rezone two lots from RS-7, Residential Single Family, to RMD, Residential Medium Density. VI. COMMUNICATIONS FROM THE PUBLIC VII. STAFF REPORTS VIII. REPORTS OF COMMISSION MEMBERS IX. ADJOURNMENT PLANNING COMMISSIONERS: Linda Nutter (Chair), Chuck Schramm (Vice), Fred Hewins, Fred Norton, Bob Philpott, Mary Craver, Rick Porter PLANNlNG STAFF: Brad Collins, Planning Direclor; Debra Barnes, Associate Planner; Sue Roberds, Planning Specialist . MINUTES PLANNING COMMISSION Port Angeles, Washington 98362 July 25, 2001 7:00 p.m. ROLL CALL Members Present: Fred Norton, Linda Nutter, Fred Hewins, Chuck Schramm, Rick Porter, Bob Philpott, Mary Craver Members Excused: None Staff Present: Debra Barnes, Brad Collins, Ken Debuc Public Present: Rev. Thomas Goff, Guy Lund, James Gamble, Sean Norton, Alice Strouf, Larry Temres, Chris Temres, Harold Brisbin, R.L. McMicken, Rosemary Sutton, James Sutton APPROV AL OF MINUTES . Commissioner Hewins moved to approve the June 27, 2001, meeting minutes as corrected by Commissioners Nutter and Philpott. The motion was seconded by Commissioner Porter and passed 5-0 with Commissioners Philpott and Craver abstaining due to their absence at the meeting. PUBLIC HEARING Conditional Use Permit CUPOl-04 - Church ofthe Nazarene, 836 East Second Street: A conditional use permit to recognize and allow the expansion of a church in the RS-7, Residential Single Family zone. Planner Barnes presented the staff report. Several questions were raised by the Commission including driveway approach standards, knowledge by the applicant of the recommended conditions, clarification of whether or not the CUP covers the legalization of the nonconforming use, as well as the proposed church addition, and clarification of fire code requirements, parking requirements, and classroom use as it relates to parking requirements. Chair Nutter opened the public hearing. Pastor Tom Goff, agent for the applicant, spoke in favor of the proposal and answered several questions from the Commission, including the seating capacity, parking requirements, cost of required improvements, and hours of operation versus frequency of church services. There being no further testimony, the public hearing was closed. . The Commission briefly discussed the proposal. Commissioner Craver stated that Finding #4 should include the word "daily". In addition, clarification that the proposed use is for normal church functions should be added to Finding #4. Commissioner Hewins stated that Finding #5 should make reference . . . Planning Commission Minutes July 25. 200! Page 2 to the fact that the CUP was for legalizing the existing use, as well as for the proposed addition. Director Collins suggested that an additional conclusion be added to also reiterate this point with wording similar to that provided in the staff analysis section of the staff report. Commissioner Schramm moved to approve CUPOl-04 with the following 6 conditions, 17 findings and 5 conclusions. Commissioner Philpott seconded the motion which passed 7-0. Conditions: 1. The approval is for the application submitted, as described in Exhibit #1. 2. A building permit is required for any building construction which includes compliance with the Fire Code and City Fire Policy. 3. ..The parking lot needs to be improved to City standards, including number of required spaces and drainage detention. 4. The approach onto 2nd Street needs to be improved to City standards. The sidewalk along 2nd Street is required to be extended to the western lot line of Lot 5 and shall meet City standards. 5. A landscaping plan to address compatibility of the expanded parking lot with adjacent residential uses is required to be submitted to and approved by staff prior to issuance of the building permit for the addition. The landscaping plan shall proposed trees and shrubs which help to buffer the parking lot from adjacent residential uses to the north and west. 6. No driveway access shall be allowed onto Race Street. Findings: 1. The request for a conditional use permit is to construct an addition to a legal, nonconforming use in the Residential, Single Family (RS7) zone. The addition to an existing church is proposed to have a 36 feet by 36 feet, or 1296 square foot footprint and is 2-stories in height for a total square footage of2592 square feet. The purpose of the proposed addition would increase the dining area, add classroom space and allow for new handicap-accessible restrooms. The application is provided as Exhibit # 1. 2. The proposal is located at 836 East Second Street which is at the southwest comer of Second and Race Streets. The properties involved include Lots 1-5 and the abutting vacated alley, Block 121, Cains Subdivision of Suburban Lot No. 21. The property dimensions are approximately 140 feet by 159 feet, for a total of22,260 square feet. 3. The property is currently occupied by a church facility. The sanctuary area of the church is one- story and approximately 2900 s.f. in size. The existing 2-story addition to the sanctuary contains classrooms, restrooms, kitchen, hallways and a meeting/dining area and has an approximate 1248 s.f. footprint (2496 s.f. total floor area). It also contains a single family dwelling and attached garage (1203 s.f. footprint), and graveled parking area proposed for 18- spaces (19 x 12 feet in size) to serve the 104-person seating capacity in the sanctuary. The total . . . Planning Commission Minules July 25, 2(}(}} Page 3 footprint of the existing structures is estimated at 4158 s.f. with a total (gross) floor area of approximately 5400 s.f. With the construction of the proposed addition, the total building square footage would be increased 1296 s.f. and total gross floor area would be 7992 s.f. 4. The hours of operation of the facility is 9 am to 9 pm daily for normal church functions; however, it is only used for church services twice per week. 5. The application is for the expansion and conditional use approval of a nonconforming use in the Residential, Single Family (RS7) zone which allows a church by conditional use approval in accordance with P AMC 17.1 0.040. The area and dimensional requirements set forth in the RS7 zone (Table A) should be maintained by conditional uses. The setbacks, lot coverage and maximum building height can be maintained by the proposal. 6. The site is approximately 22,260 square feet in size, which is equivalent to 3 townsite-sized lots. The parking area is accessed off of Second Street approximately 125 feet west of Race Street, as well as the 2/3 alley. A sidewalk exists along Race Street and Second Street adjacent to the building but not on the lot containing the parking area. 7. Nearby comprehensive land uses include Commercial across 2nd Street to the north and Open Space south of 2nd Street to 4lh Street and also between Washington and Francis Streets. Adjacent zoning designations include Commercial office and RHD to the north across 2nd Street, RS7 to the west, and PBP to the south across the alley, as well as east across Race Street. 8. Adjacent land uses include single family residential to the north and west, and parks and recreation to the east and south (Civic Field and Erickson Field). 9. The Comprehensive Plan was reviewed and the following goals and policies are the most relevant to the proposal: Land Use Element Goal A, Policy A.l, A.2, Goal B, Goal C, Policy C.l, Policy E.6, and Transportation Element Policy A.3, and B .3, 10. The RS7 zone is intended to create and preserve urban single family residential neighborhoods consisting of predominantly single family homes on standard townsite-sized lots. Uses which are compatible with and functionally related to a single family residential environment may also be located in this zone. II. Under P AMC 17.96.050, Conditional Use requirements are specified to include that 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. 12. P AMC 14.40.030(F) requires one parking space for each six seats in the chapel. The application states that 104 seats are provided in the sanctuary. Based on the above parking requirement, a total of 18 parking spaces should be provided, which is what is proposed by the applicant. If the new classrooms and dining area/meeting rooms are utilized at the same time as the sanctuary or beyond the 2-days per week stated in the application, then additional parking . . . Planning Commission Minutes July 25. 2001 Page 4 may be required at a rate of 1 space per classroom, and I space per 3 seats for places of assembly. The Parking Ordinance also requires parking lot improvements which would include paving, striping and curb stops. 13. Adopted under PAMC, the City of Port Angeles adopted Urban Services and Guidelines which includes street and utility specifications, which includes sidewalks abutting commercial or semi- commercial uses, or along school walking routes or arterials. 14. There are no environmentally sensitive areas on the subject property nor in the vicinity. 15. The SEP A Responsible Official issued a Determination of Non significance for the proposal on July 13,2001. 16. City departments reviewed the proposal and offer the following comments: . The Fire Department requires that any building 2: 6,250 square feet in total floor area be equipped with an approved fire sprinkler system. . The Public Works Department-Engineering requires parking lot improvements, storm drainage collection system for the parking lot, a sidewalk installed on the west 65 feet along 2nd Street that matches existing, and a driveway approach onto 2nd Street. . The Public Works Department-Light Division requires electrical load information. . The Building Division requires a building permit for any new construction. 17. No written comments from the public or other agencies were received during the written comment period. Conclusions: A. As conditioned, CUP 01-04 is consistent with the Comprehensive Plan, specifically the goals and policies identified in Finding No.9. B. As conditioned, CUP 01-04 is consistent with the purpose and intent of the Zoning Code, specifically the RS 7 zone. C. As conditioned, CUP 01-04 will maintain the public interest and general welfare. D. As conditioned, CUP 01-04 meets the requirements for approval ofa conditional use permit as specified in PAMe 17.96.050. E. Approval ofthe conditional use pennit legalizes the existing use in conformance with current regulations. Planning Commission Minutes July 25,2001 Pnge5 . PUBLIC MEETING REZONE APPLICATION - REZOI-04 LUND, 520 and 522 S. Race Street: A request to rezone two lots from RS7, Residential Single Family, to RMD, Residential Medium Density. Planner Barnes provided the staff report and stated that an official rezone map of the subject property was on the Commission's dias. Discussion followed on the issues of parking requirements for residential uses which is two spaces per unit, the availability of adequate parking area on the property, allowed density ofRMD and RS-7 zones as compared to minimum lot size, and the comprehensive planning designation of the area. Chair Nutter asked if she was correct in stating that the Planning Commission recommended denial of the Comprehensive Plan change at 6lh!Race (across the street from the proposal) and that the City Council approved the amendment. Staff affirmed that she was correct. Chair Nutter also asked for clarification of the reference in the staff report as to the need for high density residential lands within the City when the proposal is for medium density residential. Staff responded that the report cited did not mention medium residential density just high and low residential density. . Commissioner Schramm asked for clarification as to why the southeast corner of 7lh and Race was left off of the MDR comprehensive plan map designation. Staff stated that the portion of the Comprehensive Plan map was provided in the application is a copy of what was submitted by the application which was denied. A 5-minute break allowed staff to obtain a Comprehensive Plan Map. Copies of a portion of the map were distributed and further discussion followed. Staff stated that the RMD allows for one residential unit per 3500 s.f. and for a minimum lot size of 7,000 square feet. This means that one single family residence or one duplex could be allowed on one 7,000 s.f. lot for a total of 4-units on the properties in an RMD zone. The RS-7 zone allows for one dwelling unit per 7,000 square feet with the potential for an accessory dwelling unit (50% smaller in size than the main dwelling) by conditional use approval for a potential of four units on the two subject lots. This is a correction to the potential three units mentioned in the staff report. Comments from the Commission included why the application is being proposed when the same number of units could be obtained. Staff clarified that RMD allows a duplex as a permitted use and RS-7 requires a conditional use for an accessory dwelling unit which needs to be 50% less in size than the main dwelling. Commissioner Schramm stated his concern over the potential increased traffic along the cross-town truck route. Director Collins stated that residential uses generally have less of a traffic impact than commercial uses. Commissioner Craver commented that there is no difference between the traffic impacts between two . duplex units as compared to two single family units each with one accessory dwelling unit. Phmning Commission Minutes July 25.2001 Page 6 . Commissioner Hewins commented that a benefit of having multi-family units in this area is the proximity to amenities such as the parks and YMCA. Commissioner Porter requested clarification of the history of land use changes and commercial use proposals on the subject property. Commissioner Philpott mentioned his concern over the large number of objections by the neighborhood. Commissioner Hewins stated that he believes the neighborhood comments are a carry-over from previous applications and that they appear to be opposed to the applicant more than the proposal. Commissioner Philpott requested clarification ofthepotentia1 number of units for each lot under RMD. Director Collins stated that there is a slight difference in the potential density between the two zones. Commissioner Nutter reiterated the written comments that were received. Commissioner Porter asked for clarification of the number of parking spaces that are required and if parking along Race Street would be permitted. Commissioner Hewins stated that it is appropriate for the City to support densities allowed such as . RMD that are in between single family and high density multi-family. Commissioner Schramm asked a member ofthe public, Harold Brisbin who signed a petition opposing the proposed rezone, to clarify his specific objections to the proposal. Harold Brisbin, 814 East 51h Street, responded that parking along 5th Street by visitors to his home has been restricted since the construction of the apartment complex and nursing home occurred. In addition, increased traffic occurs in the alley where children often play. Commissioner Schramm asked if off-street parking provided by the applicant would alleviate his concerns. Mr. Brisbin responded in the affirmative. Commissioner Hewins moved to forward a recommendation of approval to the City Council citing the 13 findings and 5 conclusions in the staff report. Commissioner Norton seconded the motion which passed 4-3 with Commissioners Nutter, Philpott, and Porter voting against the proposal. Commissioner Philpott stated that he puts a lot of weight and value onto the amount of opposition to the proposal by the neighborhood. Commissioner Porter reiterated Commissioner Philpott's statement. Chair Nutter stated that she agreed with comments from the neighborhood stated in the petition and letters against the proposal, concerns about parking problems in the area, and increased congestion along the crosstown truck route. Findings: . 1. REZ 0]-04 is proposed by a property owner, Mr. Guy Lund, for a change in the zoning designation from Residential, Low Density to Residential, Medium Density in the area along the west side of Race Street between the 5/6 alley and 6th Streets. The application was submitted on June 20,2001, and is attached as Exhibit #1. Planning Commission Minutes July 25. 2001 Page 7 . 2. The proposal encompasses two Townsite-sized lots legally described as Lots A and B, BLA99- 02, being a reconfiguration of Lots 17 and 18, Block 194, Townsite of Port Angeles. Each property is occupied by a single family dwelling. 3. The Comprehensive Plan has been reviewed with respect to the proposed amendment, and Land Use Element Goal A, Policy A.I, A.2, Objective AI, Goal B, Goal C, Policy E.6, and Transportation Element Policies A.3 and B.3 were found to be the most relevant. 4. A Determination ofNonSignificance was issued per WAC 197-11-355 on July 13, 2001. 5. Four letters and a petition with 45 names opposing the proposed change in land use designation from low to medium residential have been received. The comments include concerns over negative effects onto property values, traffic, noise, parking, access onto Race Street, pedestrian safety on a high traveled street, and character of the neighborhood. 6. No agency comments were received in opposition ofthe proposal. The City Building Division stated that a building permit was required for any remodeling of the first floor of the residential structure on Lot A. 7. Race Street is designated as an arterial and in the Comprehensive Plan as part ofthe crosstown truck route. Sixth Street is a local access street. . 8. The City's action on Zoning Map Amendment REZ 01-04 is consistent with the established procedures for amending the Zoning Code set forth in Section 17.96.100, Port Angeles Municipal Code. 9. Public notice was provided in accordance with PAMC 17.96.070. 10. The properties between First and 8th Streets along Race Street have a mix of commercial, public parks and recreation, residential uses (single and multi-family). The properties between 4th and 71h, and Francis and Washington have Medium Residential Density land use designation, except for the southeast comer of Race 17th Streets. Within this region exists a church, a convalescent center, recreational complexes and one apartment complex. Other multi-family structures exist within this region. II. The subject properties are occupied by two single family dwellings and is generally flat. To the east, south and north of the proposal are mixed office, church and recreational uses. To the west residential uses. 12. The most recent land use analysis in Port Angeles was summarized in the Community Profile Section of the Comprehensive Plan. This section states that there are 12 acres of buildable areas zoned high density residential multi-family lands, as compared to 491 acres of buildable areas zoned low density residential. The low density residential zoning designations comprises approximately 46% ofthe total land base within the City limits, as compared to 4% ofthe high density residential. Commercial lands comprise 7% of the land base. . . . . Planning Commission Minutes July 25,2001 Page 8 13. The Clallam County Housing Needs Assessment (1999) indicated that there were 1,878 multi- family rental units in 1998. According to the Washington State Office of Financial Management, the City's April 2000, official population estimates were based on 78% single family and 22% multi-family housing units with a declining household size. The trend in single family and multi-family housing percentages in other communities also indicates increasing needs for multi- family zoned land. There have been minimal changes in the City's development in the second half of the decade of the 1990's. Multi-family uses are allowed in the Commercial, Office zone by conditional use permit approval. Conclusions: A. REZOI-04 is consistent with the City's Comprehensive Plan Land Use Element and Transportation Element as described in Finding #3. B. The City's action on Rezone REZ 01-04 is consistent with the established procedures for amending the Zoning Code as specified in P AMC 17.96.1 00. C. The proposal is consistent with the medium density residential zoning designation land use designation along the planned crosstown truck route. D. The proposal would not compromise the Comprehensive Plan and the Transportation Services and Facilities Plan, adopted in October 1996, which depicts a modified route (IIIB) which includes the FrontlFirst east of Race Street, Race Street south to near Porter Street continuing in stages east across White's, Ennis, Lee's and Morse Creek paralleling the BPA power line and rejoining SR 101 east of Deer Park Road, and also Lauridsen Boulevard west to SR 101 and the Truck Route. By limiting the zone to Commercial, Office, the intensity of the uses would be less than that allowed in Commercial, Arterial. E. Rezone 01-04 is in the public use and interest and would increase the availability for multi- family housing in the City. COMMUNICATIONS FROM THE PUBLIC Guy Lund, 810 E. 4th Street, stated that his plans for the property along Race Street proposed for rezoning under REZ 01-04, are to construct a duplex on the northern lot by remodeling the existing single family home. He added that this property has ample area to accommodate up to 8 parking spaces. He stated that the existing residence on the southern lot has been upgraded and remodeled. He added that he has taken over project management ofthe property which was previously done by his son. He concluded that his plans are to continue to improve the aesthetics ofthe northernmost building and lot. . . . STAFF REPORTS . Francis Street Park. Staff provided an update to the progress of the construction of the new park which included the Public Works Department estimate that temporary public access may be provided in 2-3 weeks and that the final project was hoped to be completed with full public access a few weeks later. . August 8th meeting agenda. The Planning Commission decided to re-schedule the Downtown presentation that was re-scheduled for the August 8th meeting to allow for all Commissioners to be present. Commissioners Nutter, Craver and Norton stated that they would not be at the August 8th meeting. Commissioners Nutter and Philpott will not be at the August 22nd meeting. . Long Range planning schedule. A brief discussion on the long range planning schedule was held which resulted in a decision for the Chair and Director Collins to discuss and perhaps revise the schedule and report back to the Commission in the near future. REPORTS OF COMMISSION MEMBERS . Commissioner Hewins provided handouts and an overview of the training session sponsored by the City of Sequim and A WC that was held last week. Chair Nutter provided information on an upcoming Washington State APA conference which is scheduled for September 24-26 in Spokane. Commissioner Schramm asked for an update on the various steel Ibeams/pilings along the waterfront trail from the pier to the Rayonier site which pose a danger and whether or not removal of the pilings could be removed as mitigation for new proposals. This included discussion on whether or not Rayonier removed the some pilings associated with the log removal project. Staff responded that they will investigate this and report hack to the Commission. Chair Nutter stated that a copy of the draft Annexation plan was included in the packet and asked if any discussion was desired at this time. Director Collins provided an overview of the process and stated that a full presentation would be scheduled at a future meeting. Chair Nutter reiterated that she would not be at the August meetings and that Vice Chair Schramm would chair the meetings. . . . . ADJOURNMENT Chair Nutter adjourned the meeting at 9:35 p.m. G~JJA()--- Charles Schramm, Vice-Chair PREPARED BY: D. Barnes · ~ORTANGELES ~~I~l WAS H I N G TON, U. S. A. PLANNING COMMISSION ATTENDANCE ROSTER AND TESTIMONY SIGN..UP SHEET PLEASE SIGN IN Meeting Agenda OfZ/}.t L...t ,Ji. 'J- ~ / I J PLEASE NOTE: IF you plan to testify, by signature below, y certify that the testimony given is true and correct under penalty of perjury by the laws of the State of Washington. Si nature below DOES NOT REQUIRE ou to testi - it oni acknowled es your resence. Agenda Item No. · FORTANGELES ll~L l1L WAS H I N G TON. U, S. A. PLANNING COMMISSION ATTENDANCE ROSTER AND TESTIMONY SIGN-UP SHEET PLEASB SIGN IN Meeting Agenda of: PLEASE NOTE: IF you plan to testify, by signature below, you certify that the testimony given is true and correct under penalty of perjury by the laws of the State of Washington. Si nature below DOES NOT REQUIRE ou to testi - it oni acknowled es our resence. Agenda Item No. .