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HomeMy WebLinkAboutMinutes 11/11/1992 n . f\ ~. . AGENDA PORT ANGELES PLANNING COMMISSION 321 East Fifth Street Port Angeles, W A 98362 November 11, 1992 7:00 P.M. I. CALL TO ORDER II. ROLL CALL m. APPROV AL OF MINUTES: Meeting of October 28, 1992 CORRECTION TO MINUTES of October 14, 1992 IV. CONTINUATION OF PUBLIC HEARINGS: 1. STREET VACATION REQUEST - STV 92(09)05 - .TAMES. Portion of East Seventh Street east of .Tones Street: Request for vacation of City right-of-way. (Continued from October 14, 1992. Applicant has requested withdrawal of this item.) 2. ANNEXATION REQUEST - ANX 92(10)1- ROCKFORD/ANDREW. Eckard Avenue: Request to annex approximately 5 acres east of Mt. Angeles Road from the Campbell/Eckard alley to the Eckard/Leighton alley. (Continued from October 14, 1992.) 3. PARKING VARIANCE - 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. (Continued from October 14, 1992.) V. OLD BUSINESS: 1. REVIEW OF CONDITIONAL USE PERMIT - CUP 91(06)10 - PENINSULA MENTAL HEALm 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. (Continued from October 14, 1992. The public hearing on this item is closed.) Planning Commission Agenda Page 2 VI. PUBLIC HEARINGS: . 1. PETITION FOR STREET V ACA nON - STV 92(11)02 - PORT OF PORT ANGELES/DNR. Laurel Street north of Railroad A venue: VII. COMMUNICATIONS FROM TIlE PUBLIC VIn. REPORTS OF mE COMMISSION IX. STAFF REPORTS X. ADJOURNMENT HAPPY THANKSGIVING!! . .~\\~Jh; ~,. At ..t" ~r,"I,\ ., 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 penaining to a hearing item received by the Planning Depanment at leasr one day prior to the scheduled hearing will be provided to Commission members before [he hearing. PltmlIi"K Commissio,,: Ci11dy Soud~rs. Olllir; William Atulbd, Viu-Chair; Ray Gru"~r: Rog~r Ours: IArry U01U1rd: Bob Phi/pOll: Bob Wimus. Pkmni"g Sloff: Brad Collins. Planning Dirt!clor: Su~ Roberds. Planning Oific~ Sp~cjolisl: John Jim~rson, Associal~ Piann~r: Do\'id Sawy~/'. Smior Plann~r. . . . MINUTES Planning Commission Port Angeles, Washington Special Meeting November 18, 1992 I. CALL TO ORDER Chairman Souders called the meeting to order at 7:00 P.M. II. ROLL CALL Members Present: Larry Leonard, Roger Catts, Bob Winters, Cindy Souders, Bob Philpott and Bill Anabel Members Excused: Ray Gruver Staff Present: Brad Collins, Sue Roberds, David Sawyer, Bruce Becker m. APPROV AL OF MINUTES Bob Philpott moved to approve the November 11, 1992, minutes of the Planning Commission noting that Commissioner Winters' motion on page 2, regarding ANX 92(09)01, ROCKFORDI ANDREW including the proviso that the newly annexed property would be replatted to minhnum RS-9 standards and be subject to the annexation agreement. Brad Collins noted that the condition to replat is included in the annexation agreement. Commissioner Leonard seconded the motion, which passed 5 - 0, with Commissioner Anabel abstaining due to his absence. IV. PUBLIC HEARINGS FlNAL SUBDIVISION - REPLA T OF GREEN'S BELLE VIEW SUBDIVISION (BA YVIEW HEIGHTS). Between East Third and Fourth Streets off Golf Course Road. Submittal of a final subdivision which is a replat of an original 17-lot block to a lO-lot block. Brad Collins reviewed the Department Report and explained that analysis of the submitted material for final approval of the (re)subdivision indicated that the conditions of approval have been met, although there are a few irregularities in the submitted material. The irregularities can be quite easily corrected. The applicant has been notified of the need for some correction in the submitted material. . . . Planning Commission Minutes Page 2 Commissioner Winters indicated that the list of corrections to the surveying data for the replat was generated by his review of the material in preparation for the meeting. His evaluation had prompted a detailed review including an on-site visit. The irregularities were discussed with the Public Works Department where he learned that no review of the measurements had been made. Thus, the corrections. Bruce Becker placement of fire hydrants would be per the Uniform Fire Code and would be complied with by the applicant. Chairman Souders reviewed the public hearing procedure and opened the public hearing. Rick Anderson, 618 South Peabody, said there appear to be concerns regarding the survey material for the plat. He requested the Commission forward a favorable recommendation for approval of the fmal plat to the City Council with the condition that the surveying corrections be made as noted. He added that the condition prohibiting access to Lots 1 and 6 would be noted, it was missed when preparing the material for final submittal. Commissioner Winters, answered that the noted corrections are to technical information which can be easily made. The developer has complied with the preliminary approval requirements. As a professional land surveyor and Commission member, he noted how important it is to have such documents be verified for fulfillment of certain technical requirements. If not verified, a plat would be recorded that is incorrect. Mr. Collins noted that the corrections should be made prior to the information being forwarded to the City Council for review. It may therefore be necessary to delay submittal to the City Council until the corrections could be made and verified. Commissioner Leonard moved to recommend approval of the Bayview Heights (renamed) subdivision conditioned upon the verification by the City Engineer that the noted technical corrections (attached) have been made by the applicant and resubmitted for Council approval, citing the findings and conclusions as follows: Findin~s: 1. The City Council approved the preliminary replat creating 10 lots on May 15, 1990. The application was complete on October 19, 1992, which is within the three year time frame required by state law (RCW 58.17.140). 2. The site has been identified as Suburban Residential Environment in the Comprehensive Plan. The following Comprehensive Plan goals and policies have been found to be most relevant to the request: Goals nos. 3 & 5; Residential Policies nos 4, 5 & 8; and Circulation Policies 4 & 8. 3. The property is zoned single family residential, RS-7 which requires a minimum lot area of 7,000 square feet. . . . Planning Commission Minutes Page 3 4. The approved preliminary replat was for ten lots ranging in size from 7,080 s.f. and larger. The ten lots on the final replat are substantially the same size and shape. 5. The necessary roadway and utility improvements have been installed, except that the homes on lots 2 and 3 shall have sprinkler systems unless a fire hydrant is installed at the corner of 3rd Street and Golf Course Road. 6. The necessary utility easements are shown on the fmal replat. 7. A Determination of Non-Significance was issued for the proposal on April 26, 1990. 8. Those structures identified on the plat as to be removed have already been removed. Conclusions: A. The final replat is in conformance with the preliminary replat approval and with the requirements of the subdivision ordinance. B. The final replat is consistent with the Comprehensive Plan and, specifically, those goals and policies identified in Finding No.2. C. The final replat is consistent with the single family - residential (RS-7) zone district. D. The fmal replat is in the public use and interest. Commissioner Winters seconded the motion, which passed unanimously. Mr. Collins answered Commissioner Leonard that the review process is currently under review for thoroughness. DRAFT PROPOSED COMPREHENSIVE PLAN Chairman Sounders noted that this is the second public hearing for the draft proposed Comprehensive Plan. The first meeting was essentially an informational meeting where the Growth Management Advisory Committee (GMAC) presented the proposed draft plan and a land use maps. David Sawyer, Senior Planner, noted this is the first opportunity for staff to make recommendations on the proposed recommendation of the GMAC. The process began over two years ago, and it is the City's goal that the final plan will be the community's plan as a whole, not any individual group or groups. There has been a considerable amount of public input to date. It is still very early in the process and should be Planning Commission Minutes Page 4 . considered very flexible at this stage. He encouraged public comment in all areas. It was stressed that staff comments are intende4 to strengthen the document as a legal document and make it workable over the next twenty years. The capital facilities element still needs to be completed, and should be completed after the first part of 1993, along with the environmental impact statement (EIS) which is being prepared for adoption of the plan. The capital facilities element contains issues such as level of service, consistency and concurrency for development with urban services that are required by the Growth Management Act. The concept of bringing the plan to a public forum at this point is to assure that everyone gets as much input as possible early on. A final recommendation on the proposed plan should not be made until after the EIS and capital facilities plan have been completed. Mr. Sawyer exlained staffs review of the draft proposal and incorporation of those recommendations in the current proposal. He explained the careful use of the words "should" and "shall". The document is meant to be a strong policy document, however, where the word "shall" is used, it becomes a regulatory document. Mr. Sawyer explained in detail six recommended staff changes. The changes are to recognize what exists in actuality in certain areas. . The ultimate purpose of a cross-town route is to transport people from the west to east side of town, and vice versa. It is not a bypass proposal. If a legitimate bypass is considered, it will have to be other than Lauridsen Boulevard. The goal at this time is to better circulation from one part of town to another. Staff agrees that Lauridsen Boulevard could be used as an alternate cross-town route, but disagrees with the ultimate termination of the route. It is suggested that the route should continue across Ennis Creek along an extension of Lauridsen Boulevard to a connection with Monroe Road, then north along Monroe Road to Highway 1 0 1, providing an access from that part of town east without having to go north to the Highway and east out of town. Mr. Sawyer answered several questions about the proposed cross-town route. If a cross- town route is developed along Lauridsen Boulevard, it will be expensive, it needs to be done right or not at all. A successful cross-town route will require detailed planning and much cooperation from the community. Chairman Souders opened the public hearing. . BiD LaRue, 222 West Park Avenue, stated his strong concern with the transportation subcommittee's recommendation for a cross-town route and some of the new changes that were mentioned. A cross-town route in the area of Lauridsen Boulevard will affect many established single-family homes, a premium housing develoment, two schools, Peninsula College and the Crestwood Convalescent Center, which is presently being expanded. All these uses require quiet, and were located in that area without envisioning of the traffic and noise that a cross-town route would bring. The school district will certainly be concerned that the proposal will mix young children with a great deal of traffic. This is not good planning. A route impacting more uses that require quiet could not have been chosen. Another alternative route should be proposed where it will not impact people Planning Commission Minutes Page 5 . who have purposely located in the area because of its present qualities. In response to Commissioner Leonard, Mr. Collins noted that Lauridsen Boulevard has been proposed since 1976 as the City's bypass route. The proposed use is a downgrade of the bypass proposal. Lorraine Ross, 418 East Front Street, noted that is very costly to bridge Ennis Creek in the proposed area. It would be much more reasonable and much less impactive if a cross route is considered at Third, Fourth or Fifth Streets, where the crossing would not be over such a deep area of the Creek. The Boulevard is south of town, and Fifth Street is at the center of town, therefore offering a more readily usable cross-town route. Maybe more than one crossing should be considered to relieve some of the traffic. Quentin Kintner, 1105 East Laurisden Boulevard, felt that a cross-town route at Lauridsen Boulevard would highly adversely impact the schools in the area. The present proposal will do:~0:more...thaQ harm than good. A good alternative would be a one-way couplet at Peabody and Lincoln Streets. . Pat Harkins, 1359 East Lauridsen Boulevard, stated his distress over the proposal which would cause a catastrophe in the area of his home. The college in the area causes a great deal of traffic already and there is no cross-town route. The proposal would bring many more people to the area which is already greatly congested and is an area with many substantial homes and residential uses, including an elementary school and convalescent home. The only way to solve the traffic problem in Port Angeles is to develop a bypass on Scrivner Road, which may cost more money, but will prove to be logical planning and be efficient in the long run. The college is expanding and the proposal will destroy the college. Margaret Hampton, 322 West Tenth, wished to state support for extension of a commercial district which is proposed as being from Cherry east to Race Street. She added that in the early 1940's or late 1930's, a bridge across East Fifth Street in the Sunrise Heights area fell down and was never replaced. Perhaps another crossing of the Whites Creek which would not be such an expensive endeavor should be considered, Chris Muir, 214 West Second, owns property at the southeast comer of Peabody and Lauridsen Boulevard. He agreed with the recommendation of the Planning staff as to not changing the existing commercial designation along Lauridsen Boulevard from Chase to Vine Street. . Kevin Thompson, 130 Front Street, President of the Port Angeles Downtown Association, stated the Association's appreciation of the effort that has gone into the preparation of the proposed plan and the work done toward that end. While the PADA is in support of the proposed plan, more language is needed which focuses specifically on the historic waterfront core. The plan should contain language which assures that the historic CBD remains the focus of future retail and commercial develoment. The plan should contain policies which are designed to strengthen the position of the downtown as the primary retail/commercial center of Port Angeles. Language was proposed toward Planning Commission Minutes Page 6 . that end in support of the City's committment of its historic downtown. Barry Berzowski, 607 West Thirteenth Street, Executive Director of the Downtown Association, added that the Port Angeles Downtown Association is in favor of extension and improvement to the Port Angeles Waterfront Trail use. Linkage of the trail use to the major activity nodes, such as the college, courthouse and City Hall uses, of the City was supported. Commissioner Souders suggested the PADA work with the Parks Department on some of those proposals. Barbara Garfinkle, 325 East Sixth Street, was concerned with staffs recommendation to designate commercial use for the property between Sixth and Seventh between Chase and Peabody Streets. Staff noted that that particular area was just rezoned to OC, Office Commercial, and contains some office uses already. . Wendy Clark, 205 South Albert, stated that her neighborhood, between Second and Fifth, Vine and Albert, should not be intended for medium density residential use. Currently the area is developed in single-family uses, and it is not zoned for multi family uses. The area is characterized by older homes of historical significance dating from the early 1900's. The neighborhood is not capable of supporting multi-family dwelling units. The streets are local in design and nature and the capacity for traffic is a major constraint. The proposal does not comply with draft comprehensive plan goal B. The neighborhood's adaptability to multi-family housing could perhaps occur along Second and Seventh Streets. A detailed neighborhood survey of existing land uses will indicate that the area should be intended for low density residential housing. Dick Elmer, 731 South Alder, stated his strong objection to the proposed cross-town proposal for Lauridsen Boulevard. This route is not necessary, there are other routes. He concurred with the previous testimony against the proposal. It is detrimental to the City. A bypass should be south of town. The Commission took a 10 minute break. The meeting reconvened at 8:40 P.M. David Stalheim, 205 West Fifth Street, presented a lengthy slide presentation with display items for the Commission's consideration as well as a land use map designating uses in the area as well as historic buildings in the area. He stated his objection to the proposed high density residential designation in the Lower Cherry Hill area. His testimony covered design issues, waterfront and downtown design issues as well as policy guidelines for development. He commended the Downtown Association for their efforts in developing policies and recommendations to the Planning Commission. He generally felt the draft proposed comprehensive plan carefully develops a framework upon which a vision of neighborhoods, conservation and community goals can be achieved. He objected to there being no restricting oil ports in Port Angeles. He asked that it be reinstated. . The Lower Cherry Hill neighborhood has less than six vacant lots and is characterized by historic single-family homes. Although his neighborhood is currently zoned high density, it does not mean it is right. The historic neighborhood concept which is Planning Commission Minutes Page 7 . observed in the Lower Cherry Hill neighborhood is pedestrian oriented and was planned to be a very close neighborhood. A high density housing designation for the area could destroy the historic quality and integrity of the existing neighborhood. A medium density designation would be more appropriate for the area. Mr. Stalheim stated commercial development standards and a policy concerning the gateways to Port Angeles should be included in the proposal. He suggested that a stoplight at Fourth and Lincoln Streets may be needed. Commissioner Leonard asked what constitutes a historic use. In response to Commissioner Leonard, Mr. Stalheim answered that historic buildings have to have a context to the history of our community. Historic buildings are those which are tied to the community's common beginnings and can include significant structures which were unusual for their time. . Robbie Mantooth, 2238 East Lindberg Road, wished to express great appreciation to all the people who've given so much time to an enormous job of updating the Comprehensive Plan and to see it through to completion. The document is generally outstanding. Ambiguities in wording should be fine tuned, such as "should" and "encouraged" vs "shall". She suggested the wording "should" should be replaced with "shall". Wording should be more definite and not be so general in nature. Due to the nature of the area, requirements should be in place to dictate that all new development will have underground utilities. In closing, Mrs. Mantooth noted many suggestions for revision to several elements and policies contained in the proposed document. Kirk Thompson, 1633 East Fifth Street, asked why the alternate cross-town route includes use of Penn Street. A considerable improvement has just been made in Golf Course Road, directly to the east of Penn Street, so why use Penn Street? He objected to the use of Penn Street in a cross-town manner as it would be an additional expense when Golf Course is so close. Everett Winters, 1724 East Second Street, objected to Penn Street as a secondary access as Golf Course Road is so close and has just been upgraded. . Ken Sweeney, Port of Port Angeles, spoke on Industrial Policy F2 (pg.27) of the proposed plan. The Port recently had a need to review City policies regarding uses allowed in the Light Industrial District found in the Airport Industrial Park. Research indicated that it was anticipated that limited commercial activities would be allowed in the Light Industrial Park. The Urban Land Institute's The Industrial Development Handbook states that "office commercial functions and certain public and semi-public uses are emerging as important new elements in the industrial environment. The presence of office buildings and office park areas within the industrial parks illustrates the increasingly fine line to be drawn between industrial and commercial activities". Many of the existing land uses in the current industrial park could be considered commercial/office in nature. There have been several inquiries from prospective tenants in the past several years requesting uses which could be considered commercial/office in Planning Commission Minutes Page 8 . nature. The Port Commission requests the City broaden the uses in the LI District. Wording such as "public uses such as government offices, public service buildings and other public and other quasi public public office facilities and services along with commercial, administrative, professional and business offices may be allowed in certain industrially designated areas in the Airport Industrial Park and wne as it is presently applicable for this type of policy. Conversation with City staff has noted that if the Port's intent is to lean heavily on commercial rather than light industrial uses in the LI District, those more industrially oriented uses will have to locate in the Heavy Industrial zone in the future. Bruce Becker, 1311 East Lauridsen Boulevard, property owner in the College area, stated that residents need to be very specific about offering mitigation measures concerning a possible cross-town route, including greenbelts, etc. Possibly alternative routes should be looked at further south of the college along pun property. There being no further discussion, Chairman Souders closed the public hearing. Discussion ensued as to when the next meeting should be on the proposed plan. Commissioner Catts moved to hold a special meeting workshop on December 16, 1992, for further discussion. Commissioner Leonard seconded the motion, which passed unanimously. . It was also decided to hold a public hearing on January 27, 1993, for continued public testimony. V. COMMUNICATIONS FROM THE PUBLIC VI. STAFF REPORTS Mr. Collins stated that the City Council has established a Capital Facilities Advisory Committee and would like a Planning Commissioner to serve on that committee. Commissioner Winters volunteered to serve on that committee. The Commission concurred. Mr. Collins reviewed recent City Council actions regarding the Planning Commission's November 11, 1992, minutes. The GARDNER Parking Variance request was discussed at length. The Commission expressed strong concern that the City Council did not seem to be aware of the significant amount of time, including two public hearings following which the Commission tried unsuccessfully to find a way to assure that the City's laws could be upheld by granting the requested variance. A great deal of deliberation went into the Commission's decision to deny. It was not an easy decision. It did not appear that the Council understood that serious, thoughtful consideration had been given to the situation. . VII. REPORTS OF COMMISSION l\fEMBERS Commissioner Philpott strongly suggested the City consider extension of services beyond . . . Planning Commission Minutes Page 9 its boundaries. It is very important to encourage growth in the area. Growth hinges on sewer service. Commissioner Leonard reported that the Downtown Parking Association is close to making a proposal to the Planning Commission on a revision to the Downtown Parking Ordinance. Commissioner Winters restated his concern with regard to the final subdivision which had been reviewed earlier. Brief review of the plat showed obvious errors. He was surprised to find that Public Works does not review plats from a survey standpoint. He requested City staff re-evaluate its review procedure with regard to this type of approval as the City is assuming certain liabilities by signing off on final plats without review for correctness. Mr. Collins said he would discuss the situation with the Public Works Department. Chairman Souders noted that Family Learning Night is December 3, 1992, in the Vern Burton Community Center. There will be booths and it will be a family oriented learning experience, and a time when members of the family can discuss things about their neighborhoods they like and don't like, etc. She volunteered to man a booth which could discuss comprehensive plan elements, policies, etc., with those of all ages. Chairman Souders reported that the workshop between City staff, the Departments of Ecology, Wildlife and Fisheries went well and afforded an opportunity for a good interaction with a promise of more cooperation and understanding in the future. Commissioner Leonard wished to revisit the City's Wetland Ordinance in the near future. Vill. ADJOURNMENT The meeting adjourned at 11: 15 PM. ~~ PREPARED BY: Sue Roberds A:minules.18 /~_ OL 1,// cY/Y:A- ~ ;:c.. /h-LR-R- c . . r n r'~;f?n-\in-.'~ . ,.,. . ',' I p; PROPOSED CORRECTIONS AND ADDITIONS TO BAYVlEW HEIGHTS ANAL! PlAT ' !. i;', , ~: All items listed are required by RON. WAC, or City ordinance. i~': I NOV I 8 1992 MONUMENTS 1 L_....,7,' .. ' ' - ( Pi;";'" 1. Plat control monuments must be placed in all monum~nt cases which are-anown' on the plat. ' 2. One plat control monument shown does not exist (it's position occupied by a house). 3. Lot corner monuments and plat control monUments are improperly identified. 4. Many of the lot corner monuments which have been set bear the registration number of a different surveyor than the one who signed the plat. Therefore. the plat must bear lhe seal and certificalion of both surveyors. DIMENSIONAL DATA 1. Numerous plat dimensions are in error. 2. Perimeter dimensioning is incomplete. 3. Wash. Coordinate System data is incorrect. 4. Pial p,erimeter and lots do not close mathematically. . MERIDIANAL DATA 1. Wash. Coordinate System data is incorrect. MISCELLANEOUS 1. Visable physical appurtenances which may indicate encroachment, lines of possession, or conflict of title are not shawn. 2. Location of easement recorded under AF. No. 561822 is not displayed or it's purpose Identified. 3. Alley needs to be identified and dedicated. 4, As per preliminary plat approval. a statement must be added to the plat or to the covenants which prohibits direct access to lots 1 and 6 from Golf Course Rd. 5. City Attorney's signature block. has been omitted. . . . AC110NS REGARDING PLANNING COMMISSION MINUTES Special Meeting of November 18, 1992 FINAL SUBDIVISION - REPLA T OF GREEN'S BELLE VIEW SUBDIVISION. Between East Third and Fourth Streets off Golf Course Road. Request for final consideration of a replat which would reduce an original 17-lot block to 10 lots. The Planning Commission recommendation was not to forward the plat for final consideration by Council until after needed corrections were made by the applicant's surveyor. The plat has been picked up for revision, but has not yet been returned. Therefore, the plat will be forwarded in its corrected version at your December 15th meeting. DRAFT PROPOSED COMPREHENSIVE PLAN: Continued review and public hearing of the draft proposed Comprehensive Plan. . No action is required at this time. Next meeting is December 16, 1992. . . . . MINUTES PLANNING COMMISSION Port Angeles, Washington November 11, 1992 CALL TO ORDER Chairwoman Souders called the meeting to order at 7:05 P.M. ROLL CALL Members Present: Bob Philpott, Roger Catts, Bob Winters, Larry Leonard and Cindy Souders Members Excused: Ray Gruver, Bill Anabel Staff Present: Brad Collins, John Jimerson APPROV AL OF MINUTES Commissioner Catts moved to approve the amendment to the minutes of the October 14t 1992t meeting to include those fmdings and conclusions from the Sybil Conditional Use Pennit that had been inadvertently omitted. The motion was seconded by Commissioner Winters and passed 4-0, with Commissioner Leonard abstaining. Commissioner Philpott moved to approve the minutes of the October 28, 1992, meeting with the following modification: add the word llhearing" after the word "public" on the rll'St sentence, third paragraph, page three. The motion was seconded by Commh.sioner Winters and passed 4-0, with Commissioner Leonard abstaining. PUBLIC HEARINGS STREET V ACA TION REOUEST - STY 92(09)05 - JAMES. Portion of East Seventh Street east of Jones Street:: Request for vacation of City right-of-way. Chairman Souders announced the applicant has requested that the application for vacation be withdrawn and then opened the public hearing. There being no one to speak on the matter, Chairman Souders then closed the public hearing. Commissioner Leonard moved to accept the withdrawal request. The motion was seconded by Commissioner Winters and carried unanimously. PLANNING COMMISSION November 11, 1992 Page 2 ANNEXATION REOUEST - ANX 92(08)01 - ROCKFORD/ANDREW. Eckard . Avenue: Request to annex approximately 5 acres east of Mt. Angeles Road from Campbell/Eckard alley to the Eckard/Leighton alley. John Jimerson explained the applicant has been working on other projects and has not presented a master plan the City for review. Chairman Souders opened the public hearing. Janice Andrew, 1762 Monroe Road, requested the Planning Commission adopt the Planning Department recommendation which requires the site to be replatted. Because they own both sides of Eckard A venue, they will be improving the full road and will be making drainage and utility improvements as well. Sidewalks are not automatically required as the site is not on a school walking route or arterial roadway. She is not sure what the role of the Boundary Review Board will be. Mr. Collins answered that the City should progress with their normal review process independent of the Boundary Review Board. The Board has a limited time frame to decide if they want to waive jurisdiction. He does not know if they have waived jurisdiction at this time or not. There being no further testimony I Chairman Souders closed the public hearing. . Commissioner Winters moved to forward a favorable recommendation to the City Council to adopt the ordinance approving the annexation subject to the terms and conditions of tbe annexation agreement (Exhibit "A"). The motion was made citing the following fmdings and conclusions: Findings 1. The proposal would annex approximately 5 acres south of the existing City limits and east of Mt. Angeles Road, including the Campbell/Eckard alley and the Eckard\Leighton alley and between the vacated Center Street and Porter Street rights-of-way. The property is bounded by existing City limits on three sides. 2. The property is zoned Urban Residential 1 by Clallam County which allows single family development on one-half acre lots. 3, The only public right~f-way frontage identified is Mt. Angeles Road which does not provide an adequate 60 foot right-of-way access to the proposed annexation area. 4. The annexed area was platted in 1907. The lot area and width do not meet the minimum standards of the RS-9 zone. . 5. There is one single family home in the annexation area. PLANNING COMMISSION November ll, 1992 Page 3 . 6. Sewer and water facilities are available. It is unknown if the existing lines have adequate capacity to serve the annexation. Conclusions: A. As conditioned in the annexation agreement, the proposed annexation is consistent with the Comprehensive Plan. B. The proposed annexation is consistent with the requirements of Chapter 35A.14 RCW. C. As conditioned, the proposed annexation is consistent with Council Resolution 18- 78. The motion was seconded by Commissioner Leonard and carried unanimously. PARKING VARIANCE - PKV 92(10)02 - 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 Zone District. . Chairman Souders opened the public hearing. Ron Gardner, 1420 W. 12th, explained that Super 8 Motel decided not to agree to a shared parking arrangement as it could reduce their future options for site development. He has refined his floor area calculations and determined the number of spaces required is actually 51 not 53. Thus the variance is to reduce the number of spaces by six, not eight. Commissioner Leonard asked why parking wasn't addressed when the building was designed. Mr. Gardner said he thought it had been, but they found out the topography and lack of access prevents them from using the small portion of the site at the southeast comer. He presented a site plan and floor plan to the Planning Commission. In response to the Commission, he explained the number of spaces is limited by the need to maintain a minimum turning radius for interior circulation of fire trucks. Janice Andrew, 1762 Monroe Road, said she has put guests up at Super 8 Motel who have found the lack of a restaurant to be an inconvenience. The restaurant would contribute to economic diversity, and the service is needed at that location. There being no further public testimony, Chairman Souders closed the public hearing. . Commissioner Leonard stated that he believes the parking ordinance may need improvement, but that does not provide justification for a variance. He has supported parking variances for changes to existing uses/facilities, but it is not appropriate for a variance for a new use and building that is being constructed on a vacant site. Commissioner Catts added that the solution has to be accomplished in the design of the building PLANNING COMMISSION November II, 1992 Page 4 and lor site. . Commissioner Philpott expressed his support of the request, as parking on Del Guzzi Drive is available. Commissioner Leonard moved to deny the parking variance request, PKV 92(10)02, citing the following fmdings and conclusions: Fmdings 1. The request is to allow a reduction of parking for a 5,270 s.f. restaurant from 51 to 45 spaces (1: 100 to 1: 117). 2. The parking ordinance allows variances to be approved if the intent of the ordinance is met. 3. The site is located within the ACD zone district on Del Guzzi Drive, just south of Highway 101. The site enjoys good visibility from Highway 101 where traffic volumes are among the highest in the City. 4. The property is zoned Arterial Commercial, which is oriented to automobile related uses. . 5. The restaurant is located adjacent to two motels. 6. The site is currently vacant. Conclusions 1. The granting of a variance would be inconsistent with the purpose of the parking ordinance. 2. The use is likely to attract patrons from its exposure and access to Highway 101. 3. The site is more isolated from other land uses and pedestrian access than other restaurants in the City, thereby making it more automobile dependant. 4. The site is vacant and is not constrained by existing buildings and lot coverage. The motion was seconded by Commiss~oner Catts and carried 4-1, with Commissioner Philpott voting "no". . PLANNING COMMISSION November 11, 1992 Page 5 . 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 four adolescent girl s in the RS- 7, Residential Single-Family District. John Jimerson stated that the public hearing has been closed. The Planning Commission may direct specific questions to members of the audience. Commissioner Winters asked Mr. Lucas, a neighbor of the group home, if the neighborhood has an opportunity to communicate their concerns and if there have been any improvements made. Mr. Lucas responded that they had difficulty in contacting the facility as the telephone number is unpublished. He unsuccessfully tried to contact Mr. Zanon at Peninsula Mental Health offices as well. There have not been any problems recently. Commissioner Leonard asked Karen Renfroe, another neighbor, if she concurs that the situation has improved and is willing to wait until next summer for additional review. Ms. Renfroe indicated that she concurs. Commissioner Leonard asked if there was anyone else in the audience that had previously testified against the group home. No one responded. . Chairman Souders asked the applicant what measures they have taken to address the concerns raised by the neighborhood. Don Zanon responded that he has met with his staff to improve operations; conducted an open house and met with the community; are in the process of creating a task force with neighborhood residents including Mrs. Glass and Mr. Lucas; and has made the phone number of the group home available to allow neighbors to contact the supervisor should there be any problems. Commissioner Leonard moved to take no action, noting the conditional use permit will be up for renewal in the summer of 1993. If problems continue to exist, a different action may be taken at tbat time. The motion was seconded by Commissioner Winters and carried unanimously. The Planning Commission took a break at 8: 10 p.m. and reconvened at 8:25 p.m. PETITION FOR STREET VACATION - STY 9201 )06 - PORT OF PORT ANGELES/DEPARTMENT OF NATURAL RESOURCES, Laurel Street north of Railroad Avenue: John Jimerson reviewed the staff report. Chairman Souders opened the public hearing. . Jerry Hendricks, 1024 W. 6th Streett noted that the City has made no improvements to the right-of-way. He explained the reason the Port has a lease with the City is a result of looking for an easy solution to concerns about the City's right to build a public street. He explained that repairs and modifications to the storm sewer were made a couple years ago after being damaged PLANNING COMMISSION November 11, 1992 Page 6 in a storm. He wasn't sure if Public Works is !equesting an easement to the existing outfall, . o! where the outfall used to extend further into the harbor before the damage. The Port District is still negotiating with Black Ball Ferry to determine what improvements will be made to the facilities and who will pay for the improvements. He expects the Port and Black Ball Transport to share in the cost of improvements. Ken Sweeney~ P.O. Box 1350~ stated the request is to ask the City to vacate its' right to establish a street. The Department of Natural Resources manages the property for the State and has agreed to the vacation request. The owner of Black Ball Transport wants assurances that the City will not exercise its right to construct a street prior to investing in improvements for the ferry facilities. Patrick Downie~ 331 E. 11th Street~ representing the North Olympic Peninsula Visitor and Convention Bureau state their Board unanimously supports the proposal and applauds the Port and Black Ball Transport's efforts to upgrade the facility. There being no further public testimony, Chairman Souders closed the public hearing. Commissioner Winters moved to forward a favorable recommendation to the City Council to approve the street vacation request STV 92(11)06 subject to two conditions, citing the following findings and conclusions: Conditions . I. The use of the property shall be limited to those uses set forth In RCW 35.79.035(1)(a) or (c). 2. An easement shall be provided to the City to allow maintenance and repair of the storm water outfall. Findings 1. The request is to vacate the Laurel Street right~f-way north of Railroad A venue. 2. The State of Washington owns the fee interest of the right-of-way. 3. The right-of-way is located in the Port Angeles Harbor and must meet the requirements ofRCW 35.79.035 to be vacated. Specifically, the vacation may be approved if it is for port purposes. 4. Revised Code of Washington Section 35.79.035 places limitations on vacating streets abutting water. Such streets may be vacated if done so for port purposes. 5. The area proposed to be vacated is improved with Port of Port Angeles facilities (dock and building) to serve the Coho Ferry. . 6. The property is zoned Central Business District, CBD. . PLANNING COMMISSION November 11, 1992 Page 7 7. There are Comprehensive Plan Policies encouraging the integration of various modes of transportation and coordination of regional and local facilities including Goal No.1; Circulation Policy No.2; and Circulation Objectives nos 2 & 3. 8. The Comprehensive Plan emphasizes waterfront and pedestrian oriented development (Commercial Policy No. 10). Conclusions A. Vacation of this portion of the Laurel Street right-of-way is in the public use and interest and would be a public benefit. Further, because the vacation is requested in conjunction with Port of Port Angeles facilities and operation, is consistent with RCW 35.79.035(l)(a). B. The street vacation is consistent with the Goals, Policies and Objectives of the Comprehensive Plan, specifically those listed in Findings Nos. 6 & 7. The motion was seconded by Commissioner Philpott and passed unanimously with the understanding that the location of the easement willl1e specified before the City Council takes final action. . COMMUNICA nONS FROM THE PUBLIC . None. STAFF REPORTS Brad Collins noted there were two letters in the packet, one from Pioneer Human Services, the other from the City Manager, commending the Planning Commission on the professional manner in which the PHS conditional use permit application was handled. He also congratulated the Commission for the recognition they received from the Rotary Club. The taxi service at 7th and Race has submitted an application for a CUP, which will be heard by the Planning Commission in December. John Jimerson indicated that Public Works sent someone out to observe the lighting at 7th and Chase and found it to be well lit. The Commission responded that the area of concern is with the midblock area on 7th Street between Peabody and Chase, near where the exit to the skating rink is located. REPORTS OF COMMISSION MEMBERS Commissioner Catts asked if there was a second residential unit being built on a lot on 6th Street between Peabody and Chase Streets. John Jimerson responded the site does not contain sufficient lot area to allow a second unit. The new building is a detached garage with living space and a bathroom. It was originally designed with a kitchen, but clearly, with a kitchen, it would be an independent unit. The owner agreed not to install a kitchen. The site is OC which allows 50 % lot coverage. PLANNING COMMISSION November 11, 1992 Page 8 ADJOURNMENT . There being no additional business, the Planning Commission adjourned at 9: 10 P.M. ~ ~.' ,- Brad CollIns, Planning Director Prepared by: John Jimerson . . . ACTIONS REGARDING PLANNING COMMISSION MINUTES November 11, 1992 1. PETITION FOR STREET VACATION - STY 92(09)05 - .JAMES. Portion of West Seventh Street: The applicant has withdrawn his request. 2. ANNEXA TION REQUEST - ANX 92(0)1- ROCKFORDI ANDREW. Eckard A venue: Request to annex approximately 5 acres east of Mt. Angeles Road from the Campbell/Eckard alley to the Eckard/Leighton alley. A hearing has been scheduled for December 1, 1992, for this item. .. 3. PARKING VARIANCE - 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. The City Council may afJinn, afJinn with further conditions, or reverse the decision of the Planning Commission based upon the record before the Planning Commission. If the Council should decide to reverse the decision, a new public hearing should be conducted before Council. 4. REVIEW OF CONDITIONAL USE PERMIT - CUP 91 (06)10 - PENINSULA MENTAL HEALm 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. No action required at this time. 5. PETITION FOR STREET V ACA TION - STV 92(11)02 - PORT OF PORT ANGELES/DNR, Laurel Street north of Railroad Avenue: . (See public hearing No.2) . PLEASE SIGN IN CITY OF PORT ANGELES Attendance Roster TYPe~V;eetinv~ ~S~ ~:tion ~E-h _~- i _ I ~ ~ "' . ;.