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HomeMy WebLinkAboutMinutes 08/13/2008 ~ORTANGELES WAS H I N G TON, U. S. A. COMMUNITY & ECONOMIC DEVELOPMENT AGENDA PLANNING COMMISSION 321 East Fifth Street August 13,2008 6 p.m. I. CALL TO ORDER II. III. IV. . Pledge Of Allegiance Led by the Chair ROLL CALL APPROVAL OF MINUTES: Regular meeting of July 23,2008 PUBLIC HEARINGS: CONDITIONAL USE PER1VIIT - CUP 08-02 - BOURGET. 717 East 9th Street: Request for an accessory residential unit (ARD) in the RS-7 Residential Single Family Zone. CONDITIONAL USE PERMIT - CUP 08-03 - BUSSELL - 427 West 5th Street: Request for an accessory residential unit (ARm in the RS-7 Residential Single Family Zone. V. COMMUNICATIONS FROM THE PUBLIC VI. WORK SESSION Site Coverage Analysis VII. STAFF REPORTS VIII. REPORTS OF COMMISSION MEMBERS IX. ADJOURNMENT . PLANNING CO!\'IMISSIONERS. Jolm Matthews (Challt Doc Rc,s" (VIce Chan),Wel11er Beier, MIke Caudill, John Sllllth, TIIll Boyle, onc vacancy PLANNING ST II n Nathan We,t, Deputy Dnectol, Sue Robel d,. F:,lIlnlllg M3nagel, Scott Johns, ASSOCiate Plallnc, Dan I3ml/Jk /lsslstant PJannel . . . MINUTES PLANNING COMMISSION Port Angeles, Washington 98362 August 13, 2008 6:00 p.m. ROLL CALL Members Present: John Matthews, Werner Beier, Mike Caudill, John Smith, Tim Boyle, Doc Reiss, Members Excused: One vacancy Staff Present: Sue Roberds, Scott Johns, Nathan West, Heidi Greenwood Public Present: Jim and Rodney Bourget APPROVAL OF MINUTES Commissioner Beier moved to approve the July 23, 2008, minutes as corrected. (Note: some wording had been repeated.) Commissioner Smith seconded the motion, which passed 5 - 0, with Commissioner Reiss abstaining due to absence from the meeting. PUBLIC HEARINGS: Chair Matthews indicated that those who testify must sign the "Sign In" log and affirm that their testimony will be truthful to the best of their knowledge. CONDITIONAL USE PERMIT - CUP 08-02 - BOURGET. 717 East Ninth Street: Request for an accessory residential unit (ARD) in the RS-7 Residential Single Family zone. Associate Planner Scott Johns reviewed the Department Report recommending approval of the conditional use permit with conditions, and responded to questions regarding potential traffic impacts as had been noted during the public notification/comment period. Mr. Johns noted that proposed conditions of approval were formulated to address traffic impacts that are anticipated in use of the alley as access to the accessory residential unit. Chair Matthews reviewed the quasi judicial public hearing guidelines. Following review of the questions, all Commissioners responded for the record that they had no appearance of fairness issues with regard to the pending application. Chair Matthews opened the public hearing. Jim Bourget, 313 North Ridgeview, Port Angeles, W A owns the property in question and responded to questions regarding existing and proposed development of the site. He agreed with staffs proposed condition that a turn around area should be developed within the property site boundary such that vehicles drive into the alley when exiting the site rather than backing into the confined alley right-of-way. Access to the primary residential unit will be from Ninth Street, not from the alley. . . . Planmng CommiSSIOn Minutes August 13, 2008 Page 2 There being no further questions, Chair Matthews closed the public hearing. Commissioner Reiss asked if stormwater runoff would be a concern given the large amount of impervious area proposed by the development. Planner Johns responded that the City's Public Works and Utilities Department will review stormwater issues with the building permit application; however, it is anticipated that the existing stormwater system in the neighborhood will handle the proposed development impacts. Following brief discussion, Commissioner Beier moved to approve the conditional use permit subject to the following conditions, and supported by the following findings and conclusions: ConditIOns: 1. Separate electric and water meters are required for each dwelling unit. Addressing for each dwelling unit shall be clearly identified as 717 and 7171f2 East 9th Street. Address numbers must be at least six (6) inches in height, readily visible from the street, and of contrasting color from their background. Two (2) off-street parking spaces are required for each residential dwelling unit for a total of four (4) spaces. Parking areas providing access to the 8/9 alley shall provide adequate area so that vehicles can turn around on-site to avoid backing in the alley. Driveway and site access shall be constructed to Public Works and Utilities standards. 2. Findings: Based on the information provided in the Community and Economic Development Staff Report for CUP 08-02 dated August 13,2008, including all information in the public record file, comments and testimony presented during the public hearing, the Planning Commission discussion and deliberation, and the above listed conditions of approval, the City of Port Angeles Planning Commission hereby finds that: 1. Per 17.96.050 P AMC, the Planning Commission shall consider applications for conditional use permits as specified in the applicable Chapter ofthe Zoning Regulations. The Planning CommIssIOn may grant said permits which are consistent and compatIble with the purpose of the zone in which the use is located, consistent with the Comprehensive Plan, and not contrary to the public use and interest. In each applicatIOn the Planning Commission may impose whatever restrictions or conditions are considered essential to protect the public health, safety, welfare, and to prevent depreciation of neighboring property. Conditional uses shall be evaluated to determine ifthe characteristics of the intended use as related to the specific proposed site would defeat the purpose of the City's Zoning Regulations by introducing incompatible, detrimental, or hazardous conditions. The Planning Commission may refuse to issue a conditional use permit if the characteristics of the intended use would defeat the purpose of the City's zoning regulations . . . Planmng CommiSSIOn Mmutes August 13. 2008 Page 3 2. James Bourget submitted a Conditional Use Permit application for an accessory residential unit on July 7,2008. The applicant owns the subject property. The proposed site is legally described as Lot 14 Block 274 ofthe Townsite of Port Angeles and is located at 717 E. 9th Street, and is located on the north side ofE. 9th Street, east of Eunice Street, and west of Peabody Creek. Development in the neighborhood includes predominately single family residential uses, with commercial uses adjacent to the north side of the 8/9 alley. The site is zoned Residential Single Family (RS-7) and is 7,000 sq. ft. in area. 3. 4. 5. The City's Comprehensive Plan was reviewed for consistency with the proposal. The City's Comprehensive Plan Land Use Map designates the bulk of the site as being in the imprecise margin between Low Density Residential, Open Space, and Commercial; however, a small portion of the site is located within the Commercial designation. Adjacent designations are also Low Density Residential, Commercial and Open Space. The site is located in the City's North Central Planning Area 6. A development that is approved through the conditional use permit process must remain in continual compliance with specific conditions of approval or may be revoked. 7. Site access and parking must comply with Public Works and Utilities Standards. The access alley ends just east of the site at the Peabody Creek ravine. Notification of the proposed action and conditional use permit application was placed in the Peninsula Daily News on July 21,2008. Public notice was mailed to property owners within 300 feet of the subject property on July 18, 2008. The site was posted on July 18, 2008. Two comment letters were received as a result of the public notice period. Concerns expressed by the letter writers were that both residential units would be occupied by renters and that the proposal would result in an increase in traffic causing adverse impacts to the neighborhood. A Determination of Non-Significance was issued for this proposed action on August 6, 2008. 10. The Planning Commission conducted a public hearing on the proposal at the August 13, 2008, regular meeting. 8. 9. Conclusions: Based on the mformation provided in the Department of Community and Economic Development Staff Report for CUP 08-02 dated August 13,2008, including all of the information in the public record file, comments, and testimony presented during the public hearing, the Planning Commission's discussion and deliberation, and the above listed conditions of approval and listed findings, the City of Port Angeles Planning Commission hereby concludes that: 1. As conditioned, the proposal is consistent with the intent of the Comprehensive Plan, specifically with Land Use Element Goal A and Policy A.2 and C.2, Housing Element Goal A and Policies A.6 and B.6, and Transportation Element Policy B.I4. . . . Planmng CommiSSIOn Mmutes August J 3, 2008 Page 4 2. The proposal is consistent with requirements for approval of a conditional use permit as specified in P AMC 17.96.050, and with the requirement of a conditional use permit for an accessory residential unit in the RS-7 per P AMC 17.10.040(A) As conditioned, the proposal is consistent with PAMC Chapter 14.40 (Parking Ordinance) requirements. Due to the close proximity of the site to the Peabody Creek ravine, ingress onto the alley right-of-way should be carefully reviewed to avoid the need to maneuver a vehicle within the right-of-way. The use is in the public interest as it allows for a variety of housing opportunities as directed by the City's Comprehensive Plan and resulting development ordinances. 3. 4. 5. The City's responsibility under the State Environmental Policy Act in review of the proposal has been satisfied. The motion was seconded by Commissioner Reiss, and passed 6 -0. CONDITIONAL USE PERMIT - CUP 08-03 - BUSSELL, 427 West Fifth Street: Request for an accessory residential unit (ARD) in the RS-7 Residential Single Family zone. Chair Matthews opened the public hearing. Because the applicant was not present, Commissioner Beier motioned to continue the public hearing to the next meeting of the Planning Commission. The motion was seconded by Commissioner Caudill, and passed 6 - o. Staffwill contact the applicant regarding the meeting. COMMUNICATIONS FROM THE PUBLIC None WORK SESSION Staff began discussion on the matter of establishing site coverage limitations for various zones as a result of dictates of requirements of the National Pollution Discharge Elimination System (NPDES) permit that development within the City falls under. Associate Planner Scott Johns presented a PowerPoint display, and staff answered questions with regard to potential changes that would need to be made within the City's various development regulations as a result of the NPDES permit mandates. Staff noted that a public hearing will be conducted at the next regular meeting of the Planning Commission to consider adopting site coverage regulations City wide. STAFF REPORTS Planning Manager Sue Roberds informed Commissioners that the City Council has scheduled a special meeting for August 27,2008, and will be using the Council's Chambers. As the meeting is a community forum, it was suggested that the Planning Commission may wish to reschedule its August 27 meeting so that members and staff can attend the Council meeting if . . . Planmng CommiSSIOn Mmutes August /3, 2008 Page 5 they wish to do so. It was determined that the Planning Commission meeting will be rescheduled for August 28, 6 p.m., City Council Chambers. REPORTS OF COMMISSION MEMBERS Commissioner Reiss commented on some issues that had been reported to him with regard to communication with DCED staff. ADJOURNMENT The meeting adjourned at 7:15 p.m. ~ c rlLgJ~ John Matthews, Chair PREPARED BY: S. Roberds ~OR T ,ANGELES WAS H I N G TON, USA PLANNING COMMISSION ATTENDANCE ROSTER AND TESTIMONY SIGN-UP SHEET PLEASE SIGN IN Meeting Agenda of: Aul'i tJST f3. ~6 To help us provide an accurate record of those in affendance, please sign in. If you plan to testify, by your signature below, you certify that the testimony given is true and correct under penalty of perjury by the laws of the State of Washington. Signature below DOES NOT REQUIRE you to testify. . C:\MyFiles\FORMS\Mtgrostpc. wpd