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HomeMy WebLinkAboutMinutes 10/08/20081 CITY OF pORTANGELES W A S H I N G T O N U S A. COMMUNITY ECONOMIC DEVELOPMENT AGENDA PLANNING COMMISSION 321 East Fifth Street October 8, 2008 6 p.m. I. CALL TO ORDER Pledge Of Allegiance Led by the Chair II. ROLL CALL III APPROVAL OF MINUTES: Regular meetings of August 27 and September 10, 2008 W. PUBLIC HEARING: CONDITIONAL USE PERMIT CUP 08 -04, 2606 South Race Street, FIRST CHRISTIAN CHURCH: A conditional use permit to facilitate the reconstruction of a church use in the RS -7 Residential Single Family zone. V. COMMUNICATIONS FROM THE PUBLIC VI. STAFF REPORTS VII. REPORTS OF COMMISSION MEMBERS VIII. ADJOURNMENT I'L N'iNIN(i 'AMMISS104GRS Fr n Matthews (;:hair), U.n Itch's (VS a Chail) ,nu Qcic:, Mike Crawl:. Jolla Smith' Tint Hoyle une vacancy STAFF Nett' to `Nisi 'a; Sue i. nand.¢, Planning \4nn iwli Associate Flannel, :Jan 13id1' -1s „r la anger' ROLL CALL Members Present: John Matthews, Doc Reiss, Mike Caudill, Tim Boyle, John Smith Members Excused. Werner Beier, one vacancy Staff Present. Nathan West, Heidi Greenwood, Sue Roberds Public Present: Tracey Gudgel, Phil Edin CALL TO ORDER A salute to the Flag was led by Chair Matthews to open the meeting. APPROVAL OF MINUTES Commissioner Reiss moved to approve the August 27, 2008, regular meeting minutes. The motion was seconded by Commissioner Caudill and passed 5 -0. Commissioner Boyle moved to approve the September 10, 2008, regular meeting minutes. Commissioner Reiss seconded the motion, which passed 5 -0. PUBLIC HEARING: MINUTES PLANNING COMMISSION Port Angeles, Washington 98362 October 8, 2008 6:00 p.m. Chair Matthews indicated that those who testify must sign the meeting attendance log and affirm that their testimony will be truthful to the best of their knowledge. CONDITIONAL USE PERMIT CUP 08 -04 -FIRST CHRISTIAN CHURCH, 2616 South Race Street: Request to permit the demolition and reconstruction of a nonconforming church use in the RS -7, Residential Single Family zone. Planning Manager Sue Roberds reviewed the Department's report recommending approval of the conditional use permit with three conditions. Following brief discussion, Chair Matthews qualified the Commissioners in preparation for the public hearing. Commissioners collectively responded in the negative that there were no appearance of fairness or conflict of interest issues to be disclosed for the record. Chair Matthews opened the public hearing. Phil Edin, 1623 Lower Elwha Road, represented the application as Chairman of the Church building committee. Mr Edin stated that he read the Department Report, and the applicants understand and agree with the conditions of approval. He then responded to general Planning Commission Meeting October 8, 2008 October 8, 2008 Page 2 questions from the Commission regarding restrictions inherent in the site given the environmentally sensitive nature of a portion of the site, and further discussed development plans for the site. In response to Commissioner Caudill, Mr. Edin stated that the Church is being designed to accommodate eighty -seven (87) seats in the sanctuary. City staff is working with the Church engineer to finalize development plans that will include some sidewalk development. There being no further testimony, Chair Matthews closed the public hearing. Commissioner Reiss asked Engineer Tracey Gudgel to describe stormwater design plans for the new development. Mr. Gudgel noted that negotiations with the City have not been finalized, but the original plan design identifies an 8" corrugated stormdrain pipe. Thirty -five (35 percent of the site will be covered for parking purposes. Mr. Gudgel further responded that building runoff will be handled by tightlining into the City's stormwater system. There being no further discussion, Commissioner Boyle moved to approve the conditional use permit citing 3 conditions, 15 findings, and 5 conclusions as follows: Conditions: 1. The applicant shall comply with requirements of the Public Works and Utilities Department for stormwater management, parking lot design, surfacing and construction materials, and street and sidewalk improvements. 2. The parking area shall include 9 shade trees planted interior to the boundaries of the parking area. Trees shall be a minimum of 2- inches in diameter at the time of planting and shall be of a variety that attains a minimum height of 35 feet. A minimum of 100 square feet of planting area shall be provided for each tree. 3. The portions of the site located within the environmentally sensitive area buffer shall be revegetated with a minimum of 5 native trees. Findings: Based on the information provided in the Community Development Staff Report for CUP 084 -04 dated October 8, 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. The First Christian Church submitted Conditional Use Permit application CUP 08 -04 on September 3, 2008, to redevelop a residentially zoned property to continue use of the site as a church. The application was determined to be complete on September 3, 2008. 2. The property currently supports a church use consisting of a U- shaped structure. The church use pre exists the current zoning ordinance and is nonconforming, pre existing. As such, the proposed development and continued use as a church will require a conditional use per PAMC 17.10.050. Planning Commission Minutes October 8, 2008 Page 3 3. The proposed site includes portions of Blocks 8 and A and Vacated Bye Avenue and vacated alley, Dann's Park Addition. (1.82A). The general area was annexed into the City in the 1960's, and is located south of the City's Townsite platted site. 4. The site is zoned RS -7 and PBP. Church uses are allowed by conditional use permit per Section 17.10.040(F) PAMC. Section 17.10.050(C) Table "A" of the PAMC provides development standards for conditional uses in the RS -7 zone. Church uses require a minimum lot width of 100 feet, a minimum lot area of 25,000 square feet and setbacks of 35 feet in the RS -7. Height is limited in the RS -7 zone to 30 feet. No lot coverage requirement is noted. Surrounding uses are residential, single family, medium density and Public Buildings and Parks. 5. A portion of the site is located within the environmentally sensitive area of Peabody Creek. No portion of the project is locate within the ESA, however, the development does impact the required 25 -foot buffer of the ESA. Development of the site should include some redevelopment of the ESA buffer per 15.20.070(B)(5). 6. The Comprehensive Plan designates a majority of the developable area of the site as being in the imprecise margin between Open Space and Low Density Residential designations. Adjacent designations are Open Space and Low Density Residential. The site is located in the City's South Central Planning Area. Development in the neighborhood includes single family residential development to the east, north, and southeast, with the Olympic National Park Headquarters to the south, and Medium Density residential development to the west, beyond the Peabody Creek ravine. The Port Angeles High School and Franklin School are both located within one -half mile of the site. 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. Per 17.96.050 PAMC, the Planning Commission shall consider applications for conditional use permit uses as specified in the applicable Chapter of the Zoning Regulations. The Planning Commission may grant said permits which are consistent and compatible with the purpose of the zone in which the use is located, consistent with the Comprehensive Plan, and not contrary to the public use and interest. In each application the Planning Commission may impose whatever restrictions or conditions are considered essential to protect the public health, safety, welfare, and to prevent depreciation of neighboring property. 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. 8. The City's Comprehensive Plan was reviewed for consistency with the proposal. Land Use Element Goal A and Policy A.2; Land Use Element Goal B, and Policies B.1 and B.4; Land Use Element Goal C and Policies C.1; Transportation Element Policy B.14; Conservation Element Goal A and Policy A.1, Goal B and Policies B.1, 2, 4, 5, 8, and Objectives B.3, 4, and 7 were found to be most relevant to the proposal. 9. Use of the site as a church in the residential zone will require the development of a large 9 parking area similar to a commercial parking lot. Development standards are contained in PAMC 14.40 for such development and include one shade tree for every 6 parking spaces for a total of 9 as proposed. Planning Commission Minutes October 8, 2008 Page 4 3. The proposed site includes portions of Blocks 8 and A and Vacated Bye Avenue and vacated alley, Dann's Park Addition. (1.82A). The general area was annexed into the City in the 1960's, and is located south of the City's Townsite platted site. 4. The site is zoned RS -7 and PBP. Church uses are allowed by conditional use permit per Section 17.10.040(F) PAMC. Section 17.10.050(C) Table "A" of the PAMC provides development standards for conditional uses in the RS -7 zone. Church uses require a minimum lot width of 100 feet, a minimum lot area of 25,000 square feet and setbacks of 35 feet in the RS -7. Height is limited in the RS -7 zone to 30 feet. No lot coverage requirement is noted. Surrounding uses are residential, single family, medium density and Public Buildings and Parks. 5. A portion of the site is located within the environmentally sensitive area of Peabody Creek. No portion of the project is locate within the ESA, however, the development does impact the required 25 -foot buffer of the ESA. Development of the site should include some redevelopment of the ESA buffer per 15.20.070(B)(5). 6. The Comprehensive Plan designates a majority of the developable area of the site as being in the imprecise margin between Open Space and Low Density Residential designations. Adjacent designations are Open Space and Low Density Residential. The site is located in the City's South Central Planning Area. Development in the neighborhood includes single family residential development to the east, north, and southeast, with the Olympic National Park Headquarters to the south, and Medium Density residential development to the west, beyond the Peabody Creek ravine. The Port Angeles High School and Franklin School are both located within one -half mile of the site. 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. Per 17.96.050 PAMC, the Planning Commission shall consider applications for conditional use permit uses as specified in the applicable Chapter of the Zoning Regulations. The Planning Commission may grant said permits which are consistent and compatible with the purpose of the zone in which the use is located, consistent with the Comprehensive Plan, and not contrary to the public use and interest. In each application the Planning Commission may impose whatever restrictions or conditions are considered essential to protect the public health, safety, welfare, and to prevent depreciation of neighboring property. 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. 8. The City's Comprehensive Plan was reviewed for consistency with the proposal. Land Use Element Goal A and Policy A.2; Land Use Element Goal B, and Policies B.1 and B.4; Land Use Element Goal C and Policies C.1; Transportation Element Policy B.14; Conservation Element Goal A and Policy A.1, Goal B and Policies B.1, 2, 4, 5, 8, and Objectives B.3, 4, and 7 were found to be most relevant to the proposal. 9. Use of the site as a church in the residential zone will require the development of a large parking area similar to a commercial parking lot. Development standards are contained in PAMC 14.40 for such development and include one shade tree for every 6 parking spaces for a total of 9 as proposed. Planning Commission Minutes October 8, 2008 Page 5 3. The proposed site includes portions of Blocks 8 and A and Vacated Bye Avenue and vacated alley, Dann's Park Addition. (1.82A). The general area was annexed into the City in the 1960's, and is located south of the City's Townsite platted site. 4. The site is zoned RS -7 and PBP. Church uses are allowed by conditional use permit per Section 17.10.040(F) PAMC. Section 17.10.050(C) Table "A" of the PAMC provides development standards for conditional uses in the RS -7 zone. Church uses require a minimum lot width of 100 feet, a minimum lot area of 25,000 square feet and setbacks of 35 feet in the RS -7. Height is limited in the RS -7 zone to 30 feet. No lot coverage requirement is noted. Surrounding uses are residential, single family, medium density and Public Buildings and Parks. 5. A portion of the site is located within the environmentally sensitive area of Peabody Creek. No portion of the project is locate within the ESA, however, the development does impact the required 25 -foot buffer of the ESA. Development of the site should include some redevelopment of the ESA buffer per 15.20.070(B)(5). 6. The Comprehensive Plan designates a majority of the developable area of the site as being in the imprecise margin between Open Space and Low Density Residential designations. Adjacent designations are Open Space and Low Density Residential. The site is located in the City's South Central Planning Area. Development in the neighborhood includes single family residential development to the east, north, and southeast, with the Olympic National Park Headquarters to the south, and Medium Density residential development to the west, beyond the Peabody Creek ravine. The Port Angeles High School and Franklin School are both located within one -half mile of the site. 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. Per 17.96.050 PAMC, the Planning Commission shall consider applications for conditional use permit uses as specified in the applicable Chapter of the Zoning Regulations. The Planning Commission may grant said permits which are consistent and compatible with the purpose of the zone in which the use is located, consistent with the Comprehensive Plan, and not contrary to the public use and interest. In each application the Planning Commission may impose whatever restrictions or conditions are considered essential to protect the public health, safety, welfare, and to prevent depreciation of neighboring property. 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. 8. The City's Comprehensive Plan was reviewed for consistency with the proposal. Land Use Element Goal A and Policy A.2; Land Use Element Goal B, and Policies B.1 and B.4; Land Use Element Goal C and Policies C.1; Transportation Element Policy B.14; Conservation Element Goal A and Policy A.1, Goal B and Policies B.1, 2, 4, 5, 8, and Objectives B.3, 4, and 7 were found to be most relevant to the proposal. 9. Use of the site as a church in the residential zone will require the development of a large parking area similar to a commercial parking lot. Development standards are contained in PAMC 14.40 for such development and include one shade tree for every 6 parking spaces for a total of 9 as proposed. Planning Commission Minutes October 8, 2008 Page 6 10. PAMC Chapter 14.40 requires one off street parking space for each 3 fixed seats in a church. 11. Reviewing City Departmental comments were considered in the review of this application. 12. Notification of the proposed action and conditional use permit application was placed in the Peninsula Daily News on September 4, 2008. Public notice was mailed to property owners within 300 feet of the subject property on September 3, 2008, and mailed to surrounding property owners on September 3, 2008. No comments regarding the proposed project were received. 13. A Determination of Non Significance was issued for this proposed action on October 3, 2008. 14. The Planning Commission opened a public hearing on the proposal at the October 8, 2008, regular meeting. 15. The church use in a residential zone requires a large parking lot and is a Conditional Use in the RS -7 zone. Landscape requirements for non residential parking lots are required to provide one shade tree for every 6 parking spaces developed. Conclusions. Based on the information provided in the Department of Community and Economic Development Staff Report for CUP 08 -04 dated October 8, 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; Land Use Element Goal B, and Policies B.1 and B.4; Land Use Element Goal C and Policy C.1; Transportation Element Policy B.14; Conservation Element Goal A and Policy A.1, Goal B and Policies B.1, 2, 4, 5, 8, and Objectives B.3, 4, and 7. 2. The proposed use complies with Section 17.10.040(F) (RS -7 Zone) of the Port Angeles Municipal Code and, as conditioned, the proposal is consistent with development standards for a church use in the RS -7 Zone. 3. As conditioned, the proposal is consistent with requirements for approval of a conditional use permit as specified in PAMC 17.96.050. 4. As conditioned the proposal is consistent with development standards for parking lots as found in PAMC Chapter 14.40 (Parking Ordinance). 5. As conditioned, impacts to the ESA buffer are mitigated through the planting of native trees in the ESA buffer area. Commissioner Smith seconded the motion, which passed 5 -0. Planning Commission Minutes October 8, 2008 Page 7 COMMUNICATIONS FROM THE PUBLIC None STAFF REPORTS Director Nathan West reported that the property owners for the 113 acre parcel west of the airport had visited with staff regarding development of the industrial property for recreational use. The property owners were informed that the process would require an environmental impart statement. Mr. West noted that the City Council approved the site coverage code amendment recommended for approval by the Planning Commission. The Code change will become effective January, 2009. City Archeologist Derek Beery has completed a first draft of a predicted model for archeological resources within the City limits north of the First Street bluff area. The predicted model was directed to be done as part of the Department of Ecology of Washington State Department of Transportation August 14, 2006 settlement agreement. The predicted model was presented to the Lower Elwha tribal members. REPORTS OF COMMISSION MEMBERS Commissioner Reiss reported that third quarter real estate sales are down 50% from last year. One out of six homes on the market are due to foreclosure or distress. ADJOURNMENT The meeting adjourned at 6:45 p.m. PREPARED BY: S. Roberds Secretary John MattKiews, Chair NAME: ADDRESS: Agenda Item No. J i'! Keay Lo we? ,C�-Cr 4 0 C,L vhrL Edin/ /i2QC7 G SoI -4n b 1 I (�ot1 A,&) 4t S qtr2 ,,,,,,t-c4k MOW, inn 1 (0a y [(oda E hd lc_ lam/ 9 /36 1 .i9 jo f P, 5&c/77y 1 4 6 1 .7 6 7 50' 6 4 Lai ys t otc,y A o d 3a4 35 'r4Q 11-3 n kb, Rft 9R'3c 2. 0SL J fi PORTANGELES W A S H I N G T O N U S A. PLANNING COMMISSION ATTENDANCE ROSTER AND TESTIMONY SIGN -UP SHEET PLEASE SIGN IN Meeting Agenda of )`f- B 08 To help us provide an accurate record of those in attendance, 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.