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HomeMy WebLinkAboutMinutes 10/14/1992 '. . . AGENDA PORT ANGELES PLANNING COMMISSION 321 East Fifth Street Port Angeles, W A 98362 OCTOBER 14, 1992 7:00 P.M. I. CALL TO ORDER II. ROLL CALL m. APPROVAL OF MINUTES: Meeting of September 23, 1992 IV. PUBLIC HEARINGS: 1. ENNIS CREEK EST A TES PLANNED RESIDENTIAL DEVELOPMENT. Del Guzzi South of Highway 101 East: Consideration of a final plat and planned residential development approval. (this item is continued from August 12, 1992.) 2. STREET V ACA TION REOUEST - STY 92(09)5 - .JAMES. Portion of East Seventh Street East of Jones Street: Request for vacation of City right~f-way. (Continued from September 9, 1992.) 3. EXTENSION OF CONDITIONAL USE PERMIT - CUP 78(4)5 - SYBIL. 703-707 Chase Street: Request for extension of a conditional use permit to allow continuation of a skate center in the Office Commercial (OC) District. 4. EXTENSION OF CONDITIONAL USE PERMIT - CUP 89(05)08 - ALANO. 4407 Fairmount A venue: Request for extension of a conditional use permit to allow continuation of a social club in the CSD, Community Shopping District. 5. ANNEXATION REQUEST - ANX 92(10)1 - ROCKFORD/ANDREW. Eckard Avenue: Request for annexation of approximately 5 acres east of Mt. Angeles Road, from the Campbell/Eckard alley to the Eckard/Leighton alley. 6. PARKJNG VARIANCE REOUEST - PKV 92(10)2 - GARDNER. 113 Del Guzzi Drive: Request for a reduction of the required number of parking spaces in association with a restaurant use in the Arterial Commercial District. . . . Planning Commission Agenda Page 2 7. REVIEW OF CONDmONAL USE PERMIT - CUP 91(06)10 - PENINSULA MENTALHEALm COUNSELING. 203 West Twelfth Street: Review of a conditional use permit which allows a group home for up to 4 adolescent girls in the RS-7, Residential Single-Family District. 8. CONDITIONAL USE PERMIT - CUP 92(10)10 - PIONEER HUMAN SERVICES. 1013 Olympus Avenue: Review of a conditional use permit to allow a youth group home for counseling and rehabilitation in an RS-9, Residential Single-Family District. 9. PRELIMINARY SUBDIVISION - SUB 92(09)01- PETREE. Eighteenth Street between "0" and Butler. Request for preliminary subdivision approval of a 32-lot subdivision in the RS-9, Residential Single-Family District. V. COMMUNICATIONS FROM mE PUBLIC VI. STAFF REPORTS VD. 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 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. 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; Cindy Souders, Chair; William Anabel, Vice-Olair; Ray Grnver; Roger Cans: Larry Leonard; Bob Philpott; Bob Wimers. Planning Sraff: Brad Collins, Planning Director; Sue Roberds. Planning OjJice Specialist; John JimersPrl, Associate Planner; David Sawyer, Senior PlallMr. . MINUTES Planning Commission Port Angeles, Washington October 14, 1992 CALL TO ORDER Chairman Souders called the meeting to order at 7:05 P.M. ROLL CALL Members Present: Larry Leonard, Roger Catts, Bob Winters, Cindy Souders, Bob Philpott, Ray Gruver and Bill Anabel Staff Present: Sue Roberds, John Jimerson, Gary Kenworthy and Bruce Becker PUBLIC HEARINGS . ENNIS CREEK ESTATES PLANNED RESIDENTIAL DEVELOPMENT- PRD 90(04)01, Del Guzzi South of Highway 101 East: Consideration of a final plat and planned residential development approval. (This item is continued from August 12, 1992.) Mr. Jimerson reviewed the Department Report and suggested minor clarifications to Finding No.3 and Conditions Nos. 2 and 3. He explained that the current review is to ensure that the planned residential development proposal conforms to the terms of the preliminary approval and that the plat complies with the City's subdivision regulations. Modifications have been made in the conditions of approval as necessary to assure that the PRD complies with the originally approved plan. The decision to approve the project was made in 1991. Chairman Souders opened the public hearing. Peter Gillness, Peninsula CoUege, a student, expressed Dr. Jim Walton's, of Peninsula College Fisheries Program, apologies at not being able to attend but wished to give testimony on his behalf. A minor amount of improvement to Ennis Creek will greatly enhance the stream environment and can be accomplished while heavy equipment is on- site to build the storm drain controls. These enhancement suggestions have always been deferred to the Department of Fisheries. He suggested further rewording to condition No.2 to avoid any future disagreement. He read a letter from Dr. Walton and Mike McHenry, Lower Elwha Klall~m Tribe, which outlined suggested components for mitigation to complement the Stormwater Management requirements of the Washington Department of Fisheries, and stated that the proposed measures could be performed at relatively little cost to the developer. . Kent Brauninger, 903 East Park, urged the Commission to adopt the proposed revisions as suggested by Dr. Walton. . . . Planning Conumssion Minutes October 14, 1992 Page 2 Dr. Jim Mantooth, 2238 E. Lindberg Road, stated he still has strong concerns with the project location and with the density proposed. There are two relatively minor points which can be changed to lessen the impact of the project. One is to require the border fence to be built before any construction has started to prevent construction crews from staging off-site. Two, he has repeatedly requested that the drainage ditch which channels water unnaturally onto his property be closed. The wetlands has been overloaded and erosion increased with added water resulting from the ditch. Other arrangements should be made to control the water. Robbie Mantooth, 2238 E. Lindberg Road, wished to express sincere appreciation to the Commission and staff for all the time given to study the issues~ conducting public hearings and participating in discussions in meetings over the past two years. Decisions regarding stream and marine habitats as well as those affecting neighborhoods are important to everyone and future generations to come. She also urged the City to remove the drainage ditch which causes holding ponds to be created on their property and causes intense impact on the stream. It is critical the developer use the ordinary high water mark instead of the middle of the stream. Bill Wilbert, representing Del Hur, Inc., 606 llOth Avenue Northeast, Suite #310, Bellevue, Washington, stated concurrence with the conditions as proposed by the Planning Department. The border fence will be constructed at the same time construction for the buildings begins. The drainage that creates the wetland is natural drainage. A report by the Watershed Company indicated that if a berm were created between the two properties the wetland would still exist. The depth of the hydric soil indicates that wetland has existed for a significant time. It is a Class OlD" wetland. If some of the water surface flows were to come from Del Hur property, by Federal law, it couldn't be interfered with. Stream enhancement is smart development. Bill Weyof the Watershed Company, a recognized authority on stream rehabilitation and enhancement, is doing the trail system and could incorporate stream enhancement in that plan. Dr. Jim Mantooth rebutted that there were wetlands in the area prior to the current pre- construction. Water that is diverted in its drainage down the hill by the new roadway. A ditch was dug through the hill diverting the water away from the road onto his land, therefore it is an enhanced wetland. There being no further comment, Chairman Souders closed the public hearing. Commissioner Gruver asked if the drainage plan is specifically designed to address and identify all the water on this project appropriately contain it. Gary Kenworthy, City Engineer, approved the submitted drainage plan, adding that detailed plans will be submitted with each phase prior to any construction activity. Discussion on further conditioning to assure enhancement and improvement to the stream followed. Planning Commission Minutes October 14, 1992 Page 3 . . . Commissioner Leonard moved to recommend approval of the Ennis Creek Estates Planned Residential Development and plat (PRD 92(04)01) with the 22 conditions and rmdings and conclusions as follows: Conditions 1. The 150-foot buffer along Ennis Creek shall remain totally undisturbed, except for the trail noted in Condition #2, and shall be measured from the ordinary high water mark of Ennis Creek. Grading or other disturbance affecting the buffer area must be in accordance with and permitted by the Department of Fisheries, with approval to be given prior to any construction in the 150 foot buffer area. 2. The Watershed Company's trail proposal as approved by the Department of Fisheries shall be constructed with the elimination of the trail connection to the Port Angeles School District property and the lighting to the trail. The trail shall include a five-strand wire fence between the trail area and the east side of Ennis Creek, as previously approved by the Department of Fisheries. This five-strand wire fence shall be connected to a chain link fence located along the eastern and northern property boundaries east of the IS0.foot buffer and across the 150 foot buffer on the north property line. Enhancements of protective habitats (i. e. , holes, pools, etc.) for anadromous fish shall be provided per Department of Fisheries' approval and be consistent with the enhancement plan as proposed by Peninsula College and the Lower Elwha Klallam Tribe. Prior to Final PRD approval by the City Council, the applicant shall submit for review and approval plans showing location and design of the trail, bridge, fencing, viewing platforms, topography of the trail and its immediate vicinity and a plan for minimizing disturbance of vegetation including significant trees, slopes and Ennis Creek. All of these elements shall be included in a detailed site plan for Lot #2. 3. A slatted chain link fence shall extend along the ISO-foot buffer on the west side of Ennis Creek and along the east, north, and south property lines, except for inside the 150-foot buffer. The fence will continue around the wetland area on the south property line. The chain link fence shall be continued between Lot 25 and Lot 29 if the property owners (Dr. and Mrs. Mantooth) provide an easement for a fence. However, the easement will not be a condition of approval. Fencing required in this condition and Condition No.2 shall be installed prior to any construction. 4. The minimum area for lots 4-24 and 27-31 shall be 7,000 square feet. Setbacks for all single family dwelling units shall conform to the underlying RS-9 zoning district except that attached single family dwelling units are permitted. 5. Multi-family buildings under two stories shall be located no closer than 10 feet to a street; no multi-family structure over three stories shall be located closer than 25 feet to a street; no structure shall be located closer than 25 feet from external property lines, with the exception of the building located west of Del Guzzi . . . Planning Commission Minutes October 14, 1992 Page 4 Drive, opposite William Place. The final plat and site plan shall be revised showing all building footprints in compliance with these setbacks. The final plat shall be revised showing all building footprints as meeting the setback requirements. 6. An erosion control bond and a bond or equivalent measure to allow for restoration of sensitive areas disturbed during the construction process shall be required prior to issuance of any building permits. 7. At such time as a public trail system is developed adjacent to Ennis Creek, that portion of the PRD trail connecting to the public trail shall be dedicated to the public by the homeowners' association. 8. Signage shall be provided as determined by City staff in conjunction with the Departments of Wildlife and Fisheries in order to restrict access to the environmentally sensitive creek area. 9. All inhabitable structures shall be sprinklered. 10. A sight-obscuring or vegetative screening fence, as well as asphalt paving shall be provided around the RV parking area. Landscaping shall include an approved mix of shrubs and trees. 11. Development of the PRD shall not deny future access to the Morse and Niichel- Hurworth properties. Access shall be made available at fair market value. Potential access to both of these properties shall be shown on the final plat and shall be twenty five feet wide. 12. The trail shall be conditioned to include potential public dedication and/or abandonment if proposed mitigation proves inadequate to the Department of Fisheries in reducing adverse impacts to the fisheries resource in Ennis Creek. 13. Prior to issuance of building permits for any structure designed for human occupancy within the PRD, the applicant shall submit a detailed geotechnical foundation report which relates the ability of the building sites to support structures and which is prepared by an engineering firm licensed in the State of Washington as specializing in geotechnical/foundation engineering. The seasonal timing of any specific site work should be considered in the report. 14. Prior to the issuance of any building permit for structures or site work for the PRD, the applicant shall install improvements to the satisfaction and approval of the City Engineer as required by a surface water drainage and control plan prepared by a licensed engineer and approved by the Department of Fisheries and the Public Works Department. 15. The surface water drainage and erosion control plan shall address (SEPA) . . . Planning Commission Minutes October 14, 1992 Page 5 16. 17. 18. 19. 20. 21. 22. Mitigation Measures Nos. 4-5, 8-12, 15-17, 19-20, 59-61, 69 and 71. The location of the wetlands and buffer on the south portion of the site shall be accurately delineated on the site plan. The" Amended and Restated Ennis Creek Estates Declaration of Covenants, Conditions, Restrictions and Easements" (CC&Rs), shall be recorded with the final plat and a copy of the final recorded document provided to the Planning Department. The CC&R's shall be substantially in accord with the draft document dated July 1, 1992, with the following addition: 4.27 Zoning Ordinance, Nothing in this Declaration shall be construed to permit a use that is otherwise prohibited under the Zoning Ordinance or shall be construed to supersede any governmental regulations affecting the property. Add to section 11.4: The following provisions of this Declaration may not be amended without prior approval by the Port Angeles Planning Department to ensure consistency with the intent of the Zoning Ordinance: Section 1.28 (Native Growth Protection Area); Section 1.33 (Property); Section 1.36 (Steep Slope Area); Section 1.40 (Zoning Ordinance); Section 2.1 (the Property); Article IV (Use Covenants, Conditions and Restrictions on Property); Article V (Common Areas and Easements). Consent shall not be unreasonably withheld, Building permits shall be conditioned to address Mitigation Measures Nos. 7-9, 15-17,20-26,33-49,55-56,58-66 and 68-69. The phased development of the elderly housing units will be required to obtain a conditional use permit for any project 'specific facility. The recommendations of the traffic study for the rezone shall be implemented, and PRD shall comply with the City's sidewalk standards. A sidewalk providing safe access from the south end to the north end of the entire PRD site shall be installed prior to occupancy of any building. The phasing of development shall be done so that at the completion of each phase, the portion completed meets the requirements of a complete PRD. Phase I shall be revised to provide the required common open space and recreation facilities. All roadway, sidewalk and recreational facility improvements needed to serve each phase shall be installed prior to recordation of the final plat for that phase . . . Planning Commission Minutes October 14, 1992 Page 6 unless the applicant provides an adequate bond or other acceptable means of security to ensure completion of the improvements. Findings 1. The Comprehensive Plan, Zoning Code, and Subdivision Ordinance of the City of Port Angeles have been reviewed with respect to the proposed planned residential development. 2. The proposed PRD is situated on 36.5 acres of land zoned RMF, RS-9 and PBP. 3. The density and unit mix of the approved final PRD is the same as was granted preliminary approval: 140 multi-family dwelling units, 26 single-family residences, and a 40 unit retirement facility (which requires a conditional use permit). Reconfiguration of single-family lots, necessary to comply with Conditions Nos. 1 and 4, would reduce the number of single-family residential units. 4. There are 12 acres of RMF zoned area in the PRD resulting in a density of 17.4 units/acre, compared to allowable RMF density of 28.2 units/acre. There are a total of 36.5 acres in the PRD resulting in an overall density of 5.7 units/acre, compared to allowable PRD density of 13.1 units per acre. 5. The City Council gave its preliminary approval to this PRD on April 2, 1991. On April 1, 1992, within one year of City Council preliminary approval, DelHur submitted an application for final PRD approval. In the process of the City's review of that application and in response to comments by City staff, DelHur has revised certain submissions and added others. The submissions of record include: (a) a title report showing record ownership of the PRD property in DelHur, Inc.; (b) a draft "Amended and Restated Ennis Creek Estates Declaration of Covenants, Conditions, Restrictions and Easements: prepared by Davis Wright Tremaine, dated July 1, 1992; (c) a site plan dated June 30, 1992, consisting of 3 sheets, prepared by LDG architects; (d) the final plat, consisting of seven sheets, prepared by Northwest Territories, Inc.; (e) a development schedule; and (f) a preliminary drainage plan and report prepared by Entranco. 6. The City's recommendation on final PRD approval shall be based upon compliance with Sections 17.70.140 and .150 of the Port Angeles Municipal Code. 7. Compliance with the SEPA mitigation measures has been addressed through installation of facilities, the PRD review process of the site design, and conditions of approval of the PRD. 8. The PRD is served by DelGuzzi Drive and utility improvements made through LID #211. 9. The total area of landscaped yards and community play area and recreational facilities provides for greater than 30% of the PRD site areas as common usable open space. . . . Planning Commission Minutes October 14. 1992 Page 7 10. Lot 2 open space recreation area provides for approximately 35% of the PRD site as additional undisturbed or common usable open space. 11. Approximately 23 acres (62 %) of the site is left in its relatively undisturbed natural vegetation state. 12. The site plan has been modified for final approval. Bradford Drive was replaced by a new cul-de-sac and deeper lots. The change, as conditioned, maintains the 150 foot buffer from Ennis Creek and does not increase the number of attached and detached single family residences. The change does not decrease common open space or recreation areas, 13. Provisions for continuous maintenance and ownership of common open space areas and common and private PRD facilities have been included in the projects CC&R's. 14. The application for final PRD and plat approval was filed with the City of Port Angeles on April 1, 1992, which was within one year of the date of preliminary PRD and plat approval. Conclusions A. The proposed Ennis Creek Estates PRD is consistent with the Port Angeles Comprehensive Plan, specifically Goal No.5; Residential Policies Nos. 2, 13 and 15; Open Space Policies Nos. 3 and 4. B. The proposed density of the PRD meets the allowances in Section 17.70.060 and should be approved consistent with mitigation measures of environmental impacts, Comprehensive Plan Policies, and Planned Residential Development purposes. C. The common usable open space provided by the PRD exceeds the required 30% and preserves on-site the unique natural feature of Ennis Creek. D. As conditioned, Lot 2 encompasses the trail and 150-foot buffer areas. E, The proposed development, as conditioned, creates a residential environment of higher quality than that normally achieved by traditional development of a subdivision. F. Through buffers of undisturbed natural areas, landscaping, fencing and attached and detached single-family uses, the PRD will be compatible with adjacent existing and future uses and developments. G. All necessary municipal utilities, services, and facilities, existing and proposed, are adequate as conditioned, to serve the proposed development. H. The proposed street system is adequate for the anticipated traffic levels and functionally connected to a principal arterial. . . . Planning Commission Minutes October 14, 1992 Page 8 1. Phasing of PRD improvements is proposed, such as sidewalks and storm drain facilities. The phasing has been conditioned to ensure that improvements will be installed in a timely manner as they are needed. J. The proposed uses and lots satisfy the requirements for final subdivision approval. A conditional use permit is required for development of the retirement facility. K. The public use and interest will be served by the Planned Residential Development and the platting of the subdivision, which make appropriate provisions for the public health, safety, and welfare. L. The proposed CC&R's, as conditioned, adequately provide for maintenance of required common open space and other common improvements. M. As conditioned, the final PRD conforms with the approved preliminary PRD development plans and is in compliance with the requirements of P AMC 17.70.150 for final PRD approval. N. As conditioned, the final plat conforms with the approved preliminary plat. Commissioner Catts seconded the motion which passed unanimously. STREET V ACA TION REOUEST - STV 92(09)05 - .JAMES. Portion of East Seventh Street east of Jones Street: Request for vacation of city right-of-way. (Continued from September 9, 1992.) Mr. Jimerson stated that the applicant had submitted a request for continuation of the hearing to November 11, 1992. Chairman Souders opened the public hearing. There being no public comment, Commissioner Leonard moved to continue the hearing to November 11, 1992. Commissioner Anabel seconded the motion which passed unanimously. EXTENSION OF CONDITIONAL USE PERMIT - CUP 78(4)5 - SYBIL - 703-707 South etIase Street: Request for extension of a conditional use permit to allow the continuation of a skate center in the Office Commercial (Oe) District. Sue Roberds reviewed the Department Report. Chairman Souders opened the public hearing. ROBERT SYBIL, 703 South Chase Street, stated that the property is for sale at the present time. He hopes a buyer for the skating rink use will purchase the property and continue the recreational use as it is a needed entertainment for both youth and their families; however, if a skating rink operator/buyer is not found, the property could be sold for another use and the rink use discontinued. DENISE THOMAS, 604 South Liberty, stated there needs to be street lighting at the Planning Commission Minutes October 14, 1992 Page 9 '. skate center. Many times youth dart out from between cars to cross the streets to waiting cars and can't 'be readily or safely seen. Someone is going to be hurt. Mrs. Stampher, 814 East Sixth Street, also stated the need for better street lighting in the area of the skate center in direct relationship to the use. The youth desperately need a facility of this sort but it also needs to be safe for drop-off and pick-up purposes. There being no further comment, Chairman Souders closed the public hearing. Commissioner Philpott asked City Engineer Kenworthy if he knew of any complaints or concerns expressed regarding the need for enhanced street lighting in the area of the skate center. Gary Kenworthy answered that this was the first time he had heard of the concerns. The Commission requested the Public Works Department report back as to the feasibility of enhanced street lighting in the area. Commi,,-~ioner Gruver moved to approve extension of the conditional use permit until the use ceases to exist or until such time as the Planning Commission rmds that the use is detrimental to the health, safety, morals, comfort or general welfare of the public or constitutes a nuisance. Furthennore, the operator may conduct skate events on Halloween and New Year's Eve beyond midnight, citing the following conditions, findings and conclusions: . Conditions: 1. The use shall be continued indefmitely or until such time as the Planning Commission finds that the use to which the permit is put is detrimental to the health, safety, morals, comfort or general welfare of the public or constitutes a nuisance. 2. The applicant shall maintain compliance with the Uniform Fire Code, as required by the Port Angeles Fire Department. 3. All lighting shall be directed toward the parking area and away from the residential area. 4. Hours of operation shall be restricted to begin at normal hours, which are posted by the applicant, with closing at midnight. Special uses which allow hours beyond midnight shall occur no more than three times a year and shall be previously approved by the Planning Commission with appeal to the City Council, in advance ofthe use. (Halloween and New Year's Eve are approved in advance.) 5. Patrons shall be allowed to re-enter the premises to use the phone, if necessary . . 6. AU signage must comply with sign requirements for the Office Commercial District, which are limited to 50 square feet unless the site area is 14,000 . . . Planning Commission October 14, 1992 Page 10 square feet or greater, then the total allowable signage may be increased to 100 square feett with no more than 50 square feet of lighted signage placed within 50 feet of adjacent residential property. Signs may be lighted but shall not exceed 30 feet in height. 7. Seventy-four (74) parking spaces shall be provided with eight (8) counted as a drop-off zone. 8. In the event of a change in ownership of the business, 30 days' written notification shall be given to the Planning Department. Findin2S: A. Conditional Use Permit No. CUP 78(04)05 was approved in 1978 enabling the establishment and operation of a skate center at 703-707 South Chase Street and was extended in 1980t 81t 82, 84t 86 and 88 (for a period of four years to date) by the Planning Commission with concurrence of the City Council. The use complies with the permit conditions. B. The applicant was issued a second conditional use Permit (No. CUP 89(07)13) to allow an apartment use for the owners in association with the operation of the skate center. c. The original zoning of the site was Residential Multi-Family (RMF) but was changed in 1992 to be Office Commercial (OC). A skate center is not a permitted use in the OC or RMF zoning districts, but was given a conditional use permit while under the RMF zoning regulations. D. Surrounding land uses include a shopping market plazet professional office uses, a church, a small number of single-family homes, a beauty shop (Home Occupation) and a proposed senior center. E. The applicant has requested extension of the existing conditional use permit. F. Initial concerns raised have been addressed by the applicant with no further concerns noted by either the surrounding neighbors or the general public in the past seven years of operation. Public notice was given per Section 17.96.140 of the Port Angeles Municipal Code by both publication and posting of the subject property. G. The site provides adequate off-street parking for the skate center use. . . . Planning Commission October 14, 1992 Page lOb H. There have been no significant adverse changes in circumstances. I. The skate center provides a recreational opportunity fOf fesidents. Conclusions: 1. As conditioned, the use is in compliance with the requirements of Section 17, Port Angeles Municipal Code. 2. The use is in the public interest and benefit. 3. The use is not detrimental to existing surrounding land uses. Commissionef Leonard seconded the motion, which passed unanimously. EXTENSION OF CONDITIONAL USE PERMIT - CUP 89(05)08 - ALANO. 4407 Fairmont A venue: Request for extension of a conditional use permit to allow continuation of a social club in the CSD, Community Shopping District. Sue Roberds reviewed the Department Report. Chainnan Souders opened the public hearing. Barbara Fisher, 4407 Fairmont Avenue, represented the ALANO Club. She stated concurrence with the Department's report. Thefe being no furthef comments, Chairman Souders closed the public hearing. Commissionef Anabel moved to approve the conditional use permit fOf an additional three years, to October 1995, subject to the following conditions: Conditions: 1. Events shall end no latef than 1 AM on Friday and Saturday and 11 PM on Sunday through Thursday. 2. If substantive complaints fegarding noise are received by the Planning Department, the Planning Director will inform the applicant and the Planning Commission. Hours authorized for meetings may be reduced and/of other . . . Planning Conunission Minutes October 14, 1992 Page 11 mitigating measures required by the Planning Commission. 3. The Planning Commission may recommend revocation of the permit to the City Council if, in the future, the Commission finds that the use to which the permit is put is detrimental to the health, safety, morals, comfort or general welfare of the public or constitutes a nuisance. 4. If the existing on-site parking proves to be inadequate for the permitted use, further parking will be developed in compliance with Parking Ordinance No. 1588, as amended, and approved by the Public Works Department. and citing the following findings and conclusions: Findings: A. Conditional Use Permit No. CUP 89(05)08 was approved in May, 1989, to operate a fraternal/social organization (ALAND) at 4407 Fairmont Avenue, in the CSD-C, Community Shopping District. B. The use has been in operation for the past three years with no complaint received from either the general public or the neighbors. c. The property was posted and publication placed in a newspaper of general circulation giving notification that an extension of the use permit was being applied for. D. The facility can provide a meeting place for its members in a location close to a main traffic way, Highway 101. E. The use does not appear incompatible with the surrounding uses, Le, a convenience store/grocery/restaurant use. F. Parking (30+ spaces) for the use is provided on-site. G. The structure is located on an over-sized commercial lot which is physically suited for the use. H. The management of the ALANO club has requested extension of the use. Conclusions: 1. As conditioned, the use will not result in significant impacts to the surrounding residential land uses. 2. Extension of the permit as requested is in the general public's interest and welfare. Planning Commission Minutes October 14. 1992 Page 12 . Commissioner Winters seconded the motion which passed unanimously. The Commission took a 10 minute break at 8:30 P.M. and reconvened at 8:40 P.M, ANNEXA TION REQUEST - ANX 92(10)1 - ROCKFORD/ ANDREW. Eckard Avenue: Request for annexation of approximately 5 acres east of Mt. Angeles Road, from the Campbell/Eckard alley to the Eckard/Leighton alley. John Jimerson reviewed the Department Report. Commissioner Leonard asked why the Department is requesting the applicant replat the property upon annexation. Mr. Jimerson answered that the current plat is substandard and there are no guarantees that the property will be sold as minimum 9,000 square foot lots, the minimum in the area. Resubdivision would standardize the improvements in the area as well. . Janice Andrew, 1762 Monroe Road, stated that she researched the road right-of-way situation in the area and found that Eckard Avenue is only vacated west of Mount Angeles Road; therefore, the site can access Mount Angeles Road directly. A sewer capacity has been done for the entire area which indicated that if the entire area were developed to its full potential, the current system could still easily support the proposed 15 residential site. She suggested that they would prefer to place covenants on the site to assure that no sites would be sold for development which do not meet at least the minimum 9,000 square foot requirements. Two sites will have to be sold as one in order to meet that requirement; and that has been their intent all along. She stressed that the area would be developed to high standards which would benefit the entire area as far as roadways and drainage plans are concerned. It is an unfair burden to require subdivision improvements (curbs, gutters and sidewalks) in the area when the surrounding areas don't have improvements. She stated an opposition to the development of alleys, although she did not object to the platting of those alleyways if it is in accord with other City standards. Drainage from the site will be addressed by putting in retention facilities on- site. It is anticipated that Porter Street will be developed. Under the current proposal, the cost of a homesite is anticipated to be approximately $25,000, Norman Rockford, 1762 Monroe Road, agreed that development in the area has not been done in a planned manner respectful of existing or future residents. This development will be unlike the others as it will and has been planned with the needs of the community, local and city-wide in mind. Adequate streets will be provided and drainage, which is foremost in the residents minds will be addressed: at the onset. Full subdivision requirements will double the cost of development of the property. Todd Holm, 1203 Craig, stated that developments should be planned with regard to future costs and what is needed and wanted for Port Angeles. We need to do better in planning quality developments for the Port Angeles community. . Randal Angevine, 1141 Grant Avenue, noted that the current drainage system cannot handle the existing development in the area. . . . Planning Commission Minutes October 14, 1992 Page 13 Norman Rockford answered that as previously stated, detention is planned for the area. State of the art standards will be used. Water will be directed to the Campbell Avenue ditch or Mount Angeles Road. He stated knowledge of and his successful development within wetland areas. John Jimerson restated the City has serious concerns that deed restrictions dictating that a minimum of two lots be sold which would constitute one building site, might be unenforceable. He stressed that storm sewers would have to be adequately addressed. Broce Erlweint 1137 Grant Avenuet reiterated that drainage is a severe problem in the area. He urged runoff be given very serious consideration in the Commission' s deliberation. There being no further comments, Chairman Souders closed the public hearing. Commissioner Leonard disagreed that curbs, gutters and sidewalks should be required, under a replatting provision, because there are no other improvements in the area. Those amenities are not necessary in suburban lots. Chairman Souders indicated that the time to plan for full improvements is prior to any development activity. Commissioner Gruver said the need to plan for quality developments is in the planning stages of a development. Full improvements should always be planned for. He did not see the need to resubdivide as long as 9,000 square foot minimum building sites can be guaranteed. In response to Commissioner Winters, Mr. Jimerson answered that sidewalks are always planned for school walking routes or on arterial streets, or if they are deemed necessary to the public's health, safety, or general welfare. The proposed area is not a school walking route or an arterial street. There being no further comments, Chairman Souders closed the public hearing. Commissioner Leonard moved to reopen and continue the public hearing to November llt 1992. The applicant was directed to prepare a master plant required by the City's annexation policies. Items to be specifically addressed are street improvements and drainage provisions. Commissioner Gruver seconded the motion which passed unanimously. The Commission took a 5 minute break. at 10 P.M. The meeting reconvened at 10:05 P.M. PARKING VARIANCE REOUEST - PKV 92(10)2 - GARDNER. 113 Del Guzzi Drive: Request for a reduction of the required number of parking spaces Planning Commission Minutes October 14, 1992 Page 14 . in association with a restaurant use in the Arterial Commercial District. John Jimerson reviewed the Department Report. Chairman Souders opened the public hearing. Ron Gardner, 1420 West Twelfth Street, stated that in preparation for the meeting, he had asked 80 people staying at the two motels adjacent on either side to his proposed restaurant site if the proposed restaurant were complete, would they patronize it by driving or walking. Five people said they would still drive even though they would be staying adjacent to the site, the remainder indicated they would walle The adjacent lodging uses have adequate parking facilities, and he said he would mainly be accommodating their customers. In response to a question from Commissioner Philpott, Mr. Gardner stated that there will be approximately 200 seats, with one-half the use being dedicated to seating, the other half to kitchen, storage and preparatory work. John Livingston, 1158 Olympus, stated that if it is a good restaurant, it will need all the parking it is required to have because it will not only serve customers of the two lodging facilities, but of the general public. . There being no further questions, Chairman Souders closed the public hearing. Discussion ensued as to the intention to serve the public and/or the adjacent lodging facilities, the provisions of the nearby Safeway Plaza parking requirements, the possibility of shared parking with one of the adjacent uses. Conunissioner Gruver moved to reopen the public hearing and continue the request to the November 11, 1992, meeting. The applicant was directed to investigate the possibility of a parking agreement with one of the adjacent lodging facilities and/or recalculate the amount of restaurant area and detennine the exact size of the proposed restaurant and definite parking needs. Staff indicated they would be available to Mr. Gardner for assistance but that no building plans have been submitted to the present time in order to completely review the needs. Commissioner Anabel seconded the motion which passed unanimously. REVIEW OF CONDITIONAL USE PERMIT - CUP 91(06)10 - PENINSULA MENTAL HEALTH COUNSELING. 203 West Twelfth Street: Review of a conditional use permit which allows a group home for up to 4 adolescent girls in the RS-7, Residential Single-Family District. . John Jimerson reviewed the Department Report. He added that he had checked with the Police Department and had been told that the City's incident reports concerning prowlers, disturbance and nuisance calls are pretty evenly distributed throughout the City. Chairman Souders opened the public hearing. Planning Commission Minutes October 14, 1992 Page 15 . William Lucas, 1204 South Oak Street, stated that the disturbances experienced since the commencement of the adolescent group home have been reduced somewhat over the past couple of weeks. A new matron has been overseeing the group home for the past couple of weeks. There is a very severe parking problem on the street which has been exacerbated by the group home activity, by those working there and those visiting. Parking was discussed at the original permit hearing and was noted as a prime concern by residents. Two parking spaces were estimated as being needed, as the girls are not allowed to drive cars, but up to 9 cars associated with the use can be found on the street most times. Vehicles associated with the use park in front of residents' homes preventing easy access to those homes by residents. The area was a developed heavy residential area long before the group home activity and this is an intrusion into a once very friendly, secure neighborhood. Acts of vandalism have increased dramatically since the onset of the home activity, with cars being covered with garbage, windows being broken, prowlers and pranks as well as improperly parked vehicles associated with the use being in the way of City municipal service vehicles. There are many trips by police vehicles. He added that there was just no vandalism or concern before the use began. It was a secure neighborhood. . Mr. Lucas noted a severe lack of supervision of the girls and detailed inappropriate activity occurring in the yard and in parked cars taking place regularly. He added that it is not good for neighborhood youngsters to be exposed to such activity or comfortable for the residents who have lived in and respected the neighborhood for many, many years. He is insulted and offended on a daily basis in his own neighborhood. Girls have been seen leaving to meet boys in cars at odd times with what seems like little effort. The lack of supervision is surprising for such a use. He has tried on many occasions to contact the matron to tell someone of problems with the home, but has never been allowed to have the phone number or talk directly with the matron. Karen Renfroe, 210 West Twelfth Street, stated there is an extreme problem with parking in the area. Most residents park on the street, and always have. Vehicles using the group home have blocked the entire street at one time or another, a blue motorhome belonging to the resident matron, on many occasions. She stated her vehicle had been a victim of being hit due to poor visibility caused by the severe parking in the area. There are many cars associated with the use, and the residents were told time and time again there would only be 2 vehicles associated with the use. There are numerous visits by boys and unacceptable activities occurring in what once was a serene neighborhood. Cars have been damaged by tampering and food throwing. There was never any vandalism or neighborhood concern over safety or security before the use. . Don Zanon, Peninsula Mental Health Counseling, 1508 West Twelfth Street, said he had spoken with Mr. Lucas in July, 1992, when the Planning Commission was toSconduct a review of the use if there was a concern. Mr. Lucas had not mentioned the severity of his concerns, or any problems he had at that time. The most number of cars at the facility would be 7, when a staff meeting is being held. Meetings can be held at Planning Commission Minutes October 14, 1992 Page 16 . the main office rather than the residential site. The staff person who drove the motorhome is not driving it to work anymore. He hoped to address future concerns as they may arise. Many police calls related to the use were for children who are no longer at the home. police are required to make certain reports on the girls who are at the facility, but those reports can be made at the police station if it bothers the neighborhood residents to see a police car at the home. Mr. Zanon answered detailed questions from staff concerning the maximum number of residents, typical daily activities, visitors, supervision and parking. Don Renfroe, 210 West Twelfth Street, stated that he has lived in his home for the past 18 years. Never in that time period has he ever experienced anything close to the degree of concern, anxiety and inconvenience he and his wife have experienced since the group home use has been in the neighborhood. He asked for his neighborhood back. Todd Holm, 1203 Craig, said there is a need to address mental health problems in our community. He thought a second chance might be in order. . Delores Hansen, 118 East Eighth Street, said she is the new supervisor. She apologized for the previous lack of supervision at the home and stated that a much more concerted effort will be made to see that the use does not interfere with normal neighborhood activities. She will see that concerns and problems are readily addressed. Lily DeMoss, 214 West Twelfth Street, restated the distress of the neighborhood over the lack of supervision. That is the main concern. It was 5 months after informing the main office of the parking problem with the motorhome in the neighborhood that any action took place to remedy the situation. Robert Blake, 118 East Eighth Street, noted that he is involved with the treatment center as a coordinator. There is no place to send a problem child in this area. It is difficult to raise children nowadays, especially those with problems that can't be dealt with at home. William Stampher, 814 East Sixth Street, asked if the residence houses children from outside the community. Mr. Zanon answered that the children are from the community. Lois Blake, P.O. Box 554, Port Angeles, noted she is the program manager for the home. She apologized and stated she shared the embarrassment for the activities just described in detail. She welcomed any neighbor to report any suspect activities to her and stated she would make her phone number known to the neighbors and they should call at any time a concern arises. There being no further comment, Chairman Souders closed the public hearing. . Commissioner Philpott commented there seems to have been a tremendous lack of supervision at the home to date. Following some discussion, Commissioner Catls Planning Commission Minutes October 14. 1992 Page 17 . moved to continue fmal deliberation to November 11,1992. Commissioner Winters seconded the motion, which passed four to three, with Commissioners Catts, Winters, Philpott and Chairman Souders voting II aye " , Commissioners Leonard, Anabel and Gruver voting "no". CONDITIONAL USE PERMIT ~ CUP 92(10)10 - PIONEER HUMAN SERVICES. 1013 Olympus Avenue: Review of a conditional use permit to allow a youth group home for counseling and rehabilitation in an RS-9, Residential Single-Family District. Commissioner Leonard excused himself due to an appearance of fairness, and left the room. (Commissioner Leonard lives in the direct area of the permit request.) Mr. Jimerson reviewed the Department Report and noted that several letters were received by the Department just prior to the meeting, along with a petition containing some 575 signatures against the proposal. Mr. Jimerson briefly summarized the late letters as the Commission was not able to review them prior to the meeting. Chairman Souders opened the public hearing. . Mark Gary, 1221 Second Avenue, Seattle, said that Pioneer Human Services has been a highly regarded non-profit organization for thirty years with an excellent reputation for development of its programs. The proposed Compass Program is similar to a boot camp and will take in youth from King, Clallam, Whatcom, Snohomish and Pierce counties. A rigorous mental and health environment will be maintained. No more than thirty youth will be at the facility at anyone time. Most physical activity will occur off-site, and outside time can be limited to satisfy the neighborhood. The site is over four acres in size with 6~OOO square feet for the residential use. Transportation will be by vans. Noise and visual impacts will be strictly limited to within the site. extensive efforts have been directed toward reducing or eliminating security problems. Extensive screening is done prior to placement. If those at the facility don't comply with the rules and procedures they will be transferred to a typical correctional facility, so the impetus is to comply voluntarily. Visitors are restricted to immediate family. The applicant is confident that they can implement each of the conditions expressed. The youth will eventually be released to the communities from which they came, not necessarily in the Port Angeles area. A very detailed security system was explained as well as the procedure for tracking an escapee. The applicant is willing to reimburse the Police Department for investigative work which would result from an escape, etc. Some escape attempts are anticipated. . John Powers, Pioneer Human Services, stated that safety concerns are of paramount importance. He stressed security provisions which would be in place at the facility. He expressed a willingness to work closely with and collaborate with the neighborhood on all phases of their concerns. All youth at the facility re aware that the alternative to failure is an institution. Planning Commission Minutes October 14, 1992 Page 18 . In response to a question from the Commission, Mr. Powers answered that funding for the facility will be through state, local and some federal monies. The youth are under supervision due to their involvements in burglaries, forgery and auto theft. Todd Holm, 1203 Craig A venue, said the use does not qualify as a group home. It is a correctional facility. There would be more people at the facility than is allowed for any other group home activity as noted by the Planning Department's research. The use is not compatible with a residential neighborhood. The risks outweigh the benefits. Characteristics of the use are not that of a group home. The concept is very good and worthwhile but it is not a group home and therefore not permitted in a residential neighborhood. The site is very large and very expensive and therefore difficult to sell for a normal residential use. The area doesn't warrant such a high price otherwise. Pam Stampher, 814 East Sixth Street, said her home has been vandalized repeatedly. There are too many gangs in Port Angeles now. Guns in schools are a problem. Other troubled youth should not be brought into Port Angeles until we can get a good handle on dealing with those we have now. . Curt Sauer, 1027 Grant Avenue, represented the neighborhood. He explained in detail the background and typical activities associated with the proposed use. The home is overbuilt for the area and now cannot be sold for ordinary residential use with its price tag. Repeat habitual offenders will be housed at the facility. This is the sixteenth time the applicants have attempted to locate in a residential area with the other fifteen attempts being denied. The previous use was a medical facility, not an extension of a penitentiary facility, and therefore there is no historical use at this site. It is not desirable to bring additional youth offenders from other areas of the state to Port Angeles. No other community has been willing to establish this use in residential areas. The County Assessor has stated that the proposal will definitely decrease property values in the area which cannot be recouped. A lifetime's investment is risked for those who live there. The neighborhood is well established with residents who have been there a long time, widows, single parents, families with young children. The residents will lose their sense of security and the feeling of well being will be replaced with suspicion and fear, The use will be hazardous to the neighborhood and the community in general. Up to three escapes or attempts are expected per month. Stress will be commonplace. William Stampher, 814 East Sixth Street, said there is no amount of security provisions that will work if someone wants to escape. Anne Dalton, 1037 Grant Avenue, read her letter of opposition into the record. In the letter she outlined the types of crimes which would have to have been committed and the habitual nature of the youth who would be in such a facility. As a qualified professional counselor, she stated a facility of this type would most definitely not belong in any residential neighborhood. . BiD Pierce, Olympic National Park, stated an objection to the proposal due to its close proximity to the Visitor's Center and the National Park boundaries. Any escapees who Planning Commission Minutes October 14, 1992 Page 19 . chose to hide in the park would become the responsibility of park officials who do not have the staffing to handle that responsibility. The applicant mentioned that off-site activities would occur for recreational purposes. Those activities will not be able to occur in the park. The proposed site is too close to the park. Escape attempts would interfere with ordinary park activities and users' safety. There is no budget to cover the added cost of security which would result from the proximity of the use. Larry McHone, 3310 McDougal, noted that the intent of Title 17 J of the Port Angeles Municipal Code (zoning), is to protect the character, maintain the quality and preserve taxable land in residential neighborhoods. This proposal would destroy those policies in this neighborhood. Bruce Erlwein, 1137 Grant Avenue, noted that law and justice budgets are in extremely dire straights trying to provide for the current population's needs. The proponents are a non-profit organization; therefore, the sale of this very expensive residential home will remove the property from the City's tax roles. James Jerome, 1112 Olympus, stated his fears for the security of his family are indescribable. Escapes are possible and anticipated and the entire area will share the responsibility and turmoil created when one becomes a reality. . Mike McNeill, 4515 Fairwood #88, Tacoma, said this is a correctional facility which does not belong in a residential neighborhood. He owns a home at 1025 Olympus. Peace of mind is not there when a military type of activity is next door. Don Peters, 1025 Olympus, stated that he has three teenage daughters who he would protect at any cost. Their concern is his ultimate concern and he stated he felt their safety would be at risk each day. Catherine Boardman, 1011 Olympus, noted the proximity to the Port Angeles High School and the National Parks Center. Escapees could easily mix and mingle in the High School setting and become lost in the park. Several other residents commented briefly on their concerns that the sense of security and neighborhood would be taken away unfairly and with little thought for residents' concerns if the use were to be located in the neighborhood. A petition with some 550 signatures was presented. The signatures were obtained in two days' time. . Mark Gary, 1221 Second Avenue, Seattle, stated that the applicants are amenable to working with the community on alternatives. There will be 24-hour a day J seven days a week staffing, with one staff person for each eight youth. A lot of thought and planning by the state, by counties and Pioneer Human Services to reduce inherent risks in this program. No outdoor physical activity will be planned if it would interfere with the neighborhood. Many factors are considered to assure only those youths at minimum risk are allowed at the facility. . . . Planning Commission Minutes October 14, 1992 Page 20 Ann Leonard, 1030 Olympus, said she would be afraid to be home alone if the use were to locate in the neighborhood. A bed and breakfast would better suit the site. There being no further comment, Chairman Souders closed the public hearing. Commissioner Gruver moved to deny Conditional Use Permit No. CUP 92(10)10 citing the following findings and conclusions: FindinKS 1. The request is for approval of a Conditional Use Permit to allow a rehabilitation facility for up to 30 youths to be located at 1013 Olympus Avenue. 2. The property is zoned single family residential RS-9. Surrounding properties are zoned, subdivided and developed for single-family residential uses. 3. The Comprehensive Plan identifies the site as a Suburban Residential Environment which encourages single family development on large lots (9,000- 14,000 s.f.). 4. The previous use of the site was an alcohol rehabilitation facility for up to 30 persons. 5. The RS-9 zone district allows a group home as a conditionally permitted use in the RS-9 lOne district. The zoning ordinance does not define "group home". There are no specific uses listed in the zoning code related to correctional and rehabili tation facilities. 6. Proposed participants would be male offenders, ages 15-17, who have not committed serious or violent crimes. The participants would primarily be from King County. Clallam County offenders may be eligible for the program. Offenders are offered the option to participate in the program in lieu of serving a jail sentence for their offense. 7. The applicant is a private agency providing services to the King County Department of Youth Services. 8. The Goals and Policies of the Port Angeles Comprehensive Plan have been considered in relation to the application. 9. Through staffing and food service contracts, the proposal would result in additional jobs in Port Angeles, some of which may be filled by local individuals. 10. The City of Port Angeles SEP A Responsible Official issued a Mitigated Determination of Non-Significance on September 25, 1992. . . . Planning Commission Minutes October 14, 1992 Page 21 Conclusions: A. The use is not consistent with the RS-9 zone district of the Port Angeles Municipal Code (zoning ordinance) as it more closely resembles an institutional use rather than a residential use. B. The use is not consistent with the Comprehensive Plan goals and policies Nos. 3 - 5, specifically: 3. A community where development and use of the land are done in a manner that is compatible with the environment, the characteristics of the use and the users; 4. The provisions of community facilities which meet the needs of the people of all areas of the city and enhance the character and quality of all areas of the city; 5. A community of viable neighborhoods and a variety of opportunities for personal interaction, fulfillment and enjoyment, attractive to people of all ages, characteristics and interests. c. The conditional use permit is not in the public use and interest and is detrimental to the general welfare of the neighborhood and community. The potential of criminal actions will be increased and the proximity to the National Park as well as to the two schools in the immediate vicinity is not in the public interest. D. The use does not qualify to be considered as a group home or as a conditional use compatible with the intent of the RS-9 zoning district. Commissioner Catts seconded the motion which passed unanimously. PRELIMINARY SUBDIVISION - SUB 92(09)01- PETREE. Eighteenth Street between "0it and Butler. Request for preliminary subdivision approval of a 32-lot subdivision in the RS-9, Residential Single-Family District. John Jimerson reviewed the Department Report. Gary Kenworthy explained that 16th, ito" and Butler Streets would be developed to their half width, that section adjacent to the proposed site. The interior street, Delores Place, will be fully developed to subdivision standards. KeD Clark, 1007 North Fifth Street, stated the applicant concurs with the Planning Department staff report and has no objections to any of the conditions of approval. There being no further comment, Chairman Souders closed the public hearing. . . . Planning Commission Minutes October 14, 1992 Page 22 Commissioner Anabel moved to recommend approval of the preliminary subdivision with the following conditions, and citing the following fmdings and conclusions: Conditions: 1. Necessary rights-of-way of way shall be dedicated for public streets as shown on the preliminary plat. 2. All exterior roads and the interior cul-de-sac shall be improved to City standards, including curb and gutter in accordance with City standards. Sixteenth, "0" and Butler Streets shall be constructed to one-half width plus 10 feet (27 feet) with curb and gutter, and the north one-half of Eighteenth Street shall be constructed to full City standards including 40 feet of asphalt, curbs, gutters and sidewalks. Delores Place shall be constructed to full City standards. 3. Eight inch waterlines shall be installed in 16th and "0" Streets. 4. Prior to any construction, two fire hydrants shall be installed which are capable of flowing 1,000 gallons per minute in accordance with the Uniform Fire Code. One shall be located in Delores Place, the other at the intersection of 18th and Butler Streets. This requirement may be waived if residential sprinkler systems are provided in each dwelling unit in the subdivision. 5. Extend sewer easement through Lots 6 & 7 and Lots 13 & 14 for access by City maintenance forces. Show sewer service to all lots, including lots 22-26. 6. A storm water plan shall be submitted for City Engineer Approval at the time of final subdivision approval. 7. The final plat shall show the location of the existing house. Prior to final subdivision approval, the applicant shall demonstrate that the house meets the setback and lot coverage requirements of the RS-9 zone district. Findines: 1. The request is to subdivide Suburban Lot 100 into 32 lots. 2. The site is zoned RS-9 by the Port Angeles Zoning Code and is bounded by 18th & 16th Streets and by "0" & Butler Streets. 3. The site is designated as suburban residential by the Port Angeles Comprehensive Plan. 4. The Sixteenth and Butler Street rights-of-way do not meet the City's minimum width standards. The proposed subdivision includes dedication of 35 feet to both . . . Planning Commission Minutes October 14, 1992 Page 23 of these to bring them to the standard 70 foot wide right-of-way. Dedication of the remaining half of these rights-of-way have been previously made by adjacent property owners. 5. Lot sizes range from 9,000 to 13,000 square feet. 6. There is an existing single family dwelling unit on the site to be subdivided. 7. A Mitigated Determination of Non-Significance was issued by the City of Port Angeles SEPA Responsible Official on September 25, 1992. Conclusions: A. The subdivision, as conditioned, IS consistent with the Port Angeles Comprehensive Plan. B. The subdivision, as conditioned, is consistent with the Port Angeles Zoning Code and Port Angeles Subdivision Ordinance. C. The subdivision, as conditioned, is in the public use and interest and does not adversely affect the public welfare. COMMUNICA TIONS FROM THE PUBLIC None. STAFF REPORTS None. REPORTS OF COMMISSION MEMBERS None. ADJOURNMENT The meeting adjourned at 2: 15 AM. q~de~~ Brad Collins, Secretary Prepared by: S. Roberds . . . PLANNING COMMISSION ACTION INFORMATION: There is no action needed from the City Council regarding the Planning Commission Minutes of October 14, 1992. Because the minutes were not ready for Council in time for the October 20th meeting, the final minutes are included here for your review and adoption. The time period for appeal has passed with none being received for CUP 92(10)10, Pioneer Human Services. Therefore, only adoption is necessary at this time.