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HomeMy WebLinkAboutMinutes 12/09/1987 . . . AGENDA PORT ANGELES PLANNING COMMISSION 321 East, Fif,.h Street Port Angeles, Washington 98382 DECEMBER 9, 1987 7:00 P.M. I. CALL TO ORDER II. ROLL CALL III. APPROVAL OF MINUTES: Meetings of November 18 & 19, 1987 IV. PUBLIC HEARINGS: 1. EXTENSION OF CONDITIONAL USE PERMIT - SOVDE - CUP 85(7)13, 1511 West Sixteenth: Request for extension of a permit to allow a duplex in the RS-7, Single-Family Residential, District. (This item is continued from the November 18, 1987 Meeting). 2. EXTENSION OF CONDITIONAL USE PERMIT - WELLS- CUP 83(6)8 HO, 321 East Ninth Street: Request for exten- sion of a permit to allow a mail order and retail sales business of hunting firearms and related equipment to be located in the RS-7, Single-Family Residential District, as a Home Occupation. 3. CONDITIONAL USE PERMIT - CUP 87(12)26 - RALSTON, 914 South Eunice Street: Request for a permit to allow a day care operation to locate in the RS-7, Single- Family Residential, District. 4. PARKING VARIANCE - PKV 87(1)1 - GUND PLAZA, West Eighth Street: Request to allow a reduction of parking spaces from the required 268 to 87 in association with two 3-story apartment structures within the Gund Plaz~ development. 5. CONDITIONAL USE PERMIT - CUP 87(12)27 - INDEPENDENT BIBLE CHURCH, Southeast of the corner of Ahlvers/Laurel: Request for a permit to allow a church to locate in the RS-9, Single-Family Residential, District. V. COMMUNICATIONS FROM THE PUBLIC VI. STAFF REPORTS: Memo from Public Works Department VII. CHANGE IN BYLAWS FOR MEETING LOCATION VIII. REPORTS OF COMMISSION MEMBERS IX. ADJOURNMENT The Planning Commission will not commence a new hearing beyond 10 P.M. Any item not started prior to that time will automatically be continued to the next regular meeting of the Commission. . . . PLANNING COMMISSION Port Angeles, Washington December 9, 1987 I CALL TO ORDER Chairman Lemon called the meeting to order at 7:05 P.M. II ROLL CALL Members Present: Ted Puckett, Jerry Glass, Jim Hulett, Dick Wight, Bob Philpott, Donna Davison-Ness, Mike Lemon. Members Absent: None. staff Present: Paul D. Carr, Otto Miller, Bruce Becker. III APPROVAL OF MINUTES Mr. Wight moved to approve the minutes of the November 18th and 19th meetings, with corrections to the November 19th minutes. Mr. Philpott seconded the motion, which passed 4 - 0, with three abstentions. IV PUBLIC HEARINGS CONDITIONAL USE HEARING - SOVDE: Request for extension of a permit to allow a duplex in the RS-7 Single-Family Residential District. Location: 1511 West 16th Street. (Continued from 11-18-87 meeting.) Mr. Carr reviewed the Department memorandum. Mr. Glass moved to recommend denial of the application without prejudice because the applicant had not been present for three meetings. Mr. Puckett seconded the motion, which passed unanimously. CONDITIONAL USE HEARING - WELLS: Request for extension of a permit to allow a mail order and retail sales business of hunting firearms and related equipment to be located in the RS-7, Single-Family Residential District, as a Horne occupation. Location: 321 East Ninth Street. Mr. Carr reviewed the Department report. Chairman Lemon opened the public hearing. Mr. Wells responded to questions from the Commission. Chairman Lemon closed the public hearing. PLANNING COMMISSION December 9, 1987 Page 2 . Mr. Philpott moved to recoImnend granting the extension, subject to the original conditions. Mr. Hulett seconded the motion, which passed unanimously. CONDITIONAL USE HEARING - RALSTON: Request for a permit to allow a day care operation to locate in the RS-7, Single-Family Residential District. Location: 914 South Eunice Street. Mr. Miller reviewed the Department Report. Following questions to the staff, Chairman Lemon opened the public hearing. John Ralston, owner of the building, explained that he had no problem with the proposed conditions. If the accessory building would comply with the Codes, hee would probably leave it and construct an additional fence to make the play area safe. They intend to open up the business within one year. Because the previous hardware store had ten employees and the daycare should have three or four, there should be less traffic. Chairman Lemon closed the public hearing. . Mr. Glass moved to recommend approval of the permit, subject to the following conditions: 1. This Conditional Use Permit allows the applicant to operate a children's day care center between the hours of 6 AM and 6 PM. All indoor and outdoor play areas shall meet all State Department of Health requirements for a day care center, including limiting indoor care to the first floor only of the primary structure. 2. State and local Fire Codes shall be complied with, including smoke alarm, fire extinguishers, and approved exit and evacuation plans. 3. The applicant shall submit a site plan to the Planning Department indicating landscaping and the outdoor play area for the children, handicap access, access to on-site parking, individual on-site parking spaces to be identified by striping, including wheel barriers, or other means approved by the Public Works Department and in conformance with Section 3 (3) of the Parking Ordinance No. 1588, as amended. 4. All physical development of this property to accommo- date the proposed children's day care center shall be consistent with the City of Port Angeles Zoning Ordinance. . PLANNING COMMISSION December 9, 1987 Page 3 . 5. If substantive complaints regarding noise are received, the authorized hours of operation may be reduced and/or other noise control measures required by the Planning Commission. 6. The Planning Commission may revoke the permit in the future if the Commission finds that the use to which the permit is put is detrimental to the health, safety, morals, comfort and general welfare of the public, or consitutes a nuisance. The permittee shall permit the City of Port Angeles or representatives or designees to make periodic inspections at any reasonable time deemed necessary in order to ensure that the activity being performed under the authority of this permit is in accordance with the terms and conditions prescribed herein. 7. If this permit is not used within one year from the effective date of approval, this permit shall be considered null and void; and citing the following findings: . A. The location of this over-sized residential lot is physically suited for a day care center. B. The proposed use will not result in any significant impacts to the environment. C. The proposed use is consistent with the City of Port Angeles Residential Policies of the Comprehensive Plan. D. A day care center on this property, as conditioned, will not adversely impact the surrounding properties. E. The granting of this Conditional Use Permit is in the general public interest and the environmental and performance parameters conditioning the proposed activity, as specified in this permit, will allow adequate safeguards to the proposed activity to ensure the welfare of the people of Port Angeles at large and to the people residing in the vicinity of said activity. Ms. Davison-Ness seconded the motion, which passed unanimously. . PLANNING COMMISSION December 9, 1987 Page 4 . PARKING VARIANCE - GUND PLAZA; Request for extension of a parking variance to allow a reduction of parking spaces from the required 268 to 87 in association with two 3-story apartment structures within the Gund Plaza development. Location: West Eighth Street. Mr. Carr reviewed the Department Report. Chairman Lemon opened the public hearing. Pat Downie responded to questions from the Commission. Chairman Lemon suggested staff investigate design modifica- tions to the alley connection to the commercial portion of the site to reduce the likelihood that commercial traffic would use the alley to reach the stores. Mr. Downie was basically agreeable to such a feature. Their primary intention is to use the alley for the apartments in the residential portion of the complex. Mr. Downie intends to hold a neighborhood meeting on the final site plan. . Ray Page, abutting property owner to the south, expressed concern about the traffic impacts because many elderly people still drive their own vehicles. He asked that the property across "G" Street, owned by Mr. Gund, be reserved for parking in case it is later needed. Mr. Glass noted that there was enough property within the interior of the site to provide additional parking if needed at a future date. Mr. Wight noted that the existing conditions would have the effect of requiring the interior parking be installed if the apartments were not restricted to senior citizens. Mr. Downie stated that the applicants will be providing free van transportation for the residents and are hoping to have a Clallam Transit bus stop on the property Mr. Burnham expressed concern about the parking space reduction and noted that a number of relatives could come to visit at one time. Ms. Davison-Ness noted that there was a short-term visitor parking area designated on the site plan. Mr. Burnham also expressed concern about potential on-street parking occurring. Neal Peasley stated that 50% parking spaces per the number of dwelling units appears to be the standard throughout the industry. The proposed reduction to 65% was very adequate. He supports the application. Chairman Lenton closed the public hearing. . Ms. Davison-Ness moved to recommend approval of the exten- sion, subject to the original conditions and findings. Mr. Puckett seconded the motion, which passed unanimously. PLANNING COMMISSION December 9, 1987 Page 5 . CONDITIONAL USE HEARING - INDEPENDENT BIBLE CHURCH: Request for a permit to allow a church to locate in the RS-9, Single-Family Residential, District. Location: Southeast of the corner of Ahlvers Road and Laurel St. Chairman Lemon removed himself from the Planning Commission on the appearance of fairness. Mr. Carr reviewed the Department Report. Acting Chairman Glass opened the public hearing. Mike Jones of Independent Bible Church, as senior pastor, provided a brief introduction on the proposal. . Andy Soldo, Assistant Pastor, stated that they have no problem with Conditions 1 and 2 proposed by the Department. They had some concern about Conditions 3 and 5 being required prior to occupancy, because that is difficult to do financially, particularly when they are trying to do much of the construction themselves. Condition No. 4 is a major concern. They estimate the cost of paving Ahlvers Road to be $35,000, which is an unplanned-for expense. No other property in the area is improved to that degree. The Church would be willing to participate in an LID. The total construction budget is $1.2 million. Mr. Philpott expressed concern about dust occurring in the area. In response to a question from Commissioner Davison- Ness, Mr. Soldo explained that the completion date for the project was February or March of 1989. Their anticipated construction cost, including site work, is $58 per square foot. They have been planning for a new Church for the last 5 to 6 years and have owned this property for approximately 3 years. Mr. Puckett and Ms. Davison-Ness expressed concern about waiving Condition 4 because it has been required for other developments in the City. . Craig Miller, representing the Church, explained that the Church is different from other conditional uses because freedom of religion is involved, and cited a State court case which indicated there must be different standards in evaluating conditions attached to churches. He stated the church would agree to participate in an LID but did not think one would be likely. Mr. Carr noted that construction of a church in this area would have real impacts on Ahlvers Road. He also noted that the Code requires 90 parking spaces and the Church was proposing 205. Mr. Soldo explained that with 900 members and two services, they anticipated approximately 105 cars per service. Accord- ingly, they wanted to provide parking spaces for over 200 PLANNING COMMISSION December 9, 1987 Page 6 . vehicles to allow for growth and some overlap between services. Mr. Wight suggested reducing the number of paved parking spaces and paving Ahlvers Road with the money saved. Mr. Soldo expressed concern about the impacts on the residences in the area. Mr. Miller noted that their builder anticipated that the costs for paving the lot per square foot were approximately one-fourth of the cost per square foot for paving Ahlvers Road. Mr. Jones stated they would agree to a bond on Condition No.3. Helen Farrington, 3210 South Laurel Street, expressed concern about the access to the proposed Church because of the narrowness of Laurel Street and Ahlvers Road. She suggested the City try to stimulate some road improvements in the area. . Ken Rose, 3609 Galaxy Place, concurred with Ms. Farrington and added that there is a greater traffic problem at the corner of Laurel Street and Ah1vers Road because it is nearly impossible for two vehicles to pass. He does not object to the Church, but does object to bending the rules. The developer of the subdivision he lives in had to pay the costs up front. He was not in favor of bonding for a five- year period for road improvements because of the associated impacts to the surrounding property owners, and felt six to twelve months was more appropriate. He was concerned that dust would cover the neighborhood if the street was not paved. Curbs and sidewalks may not be necessary, but Ahlvers Road and Laurel Street should be widened. Paul Meigan, 3523 Galaxy Place, concurred with Mr. Rose and Ms. Farrington, and noted that high school P.E. students run along this street. Also, there is a drainage problem on the property. He is concerned about general traffic and safety problems. Mr. Hulett inquired about possible improvement to the corner of Laurel Street and Ahlvers Road. Kevin SuI, resident in the area, requested that something be done about the condition of Laurel Street and Ahlvers Road. Acting Chairman Glass closed the public hearing. . Following further discussion, a number of Commissioners expressed a desire to table the discuss to obtain more information, particularly on possible improvements to the corner of the road. Craig Miller, representing the Church, stated that delay would be expensive, and suggested that they drop the sidewalk as a condition but approve the project. After turning the gavel over to Vice-Chairman Wight, Mr. Glass moved to recommend approval of the Conditional Use Permit subject to the following conditions: PLANNING COMMISSION December 9, 1987 Page 7 . 1, The west 30 feet of the property be dedicated to the City as street right-of-way and the parking lot layout be redesigned to permit future driveways on said Laurel Street extension and the removal of the westernmost driveway on Ahlvers Road, in order to reduce future traffic hazards near the intersection of Ahlvers Road and Laurel Street, distribute the traffic impacts over a larger portion of the site, and provide access for future residential areas to the south and west. 2. The building be set back 35 feet from all property lines. The 10 parking spaces in the northeast corner abutting the east property line be removed, or moved westward 10 feet and a landscape buffer that provides a visual screen in the form of a hedge that could grow to 6 feet be planted to make the proposed use more compatible with the residential development to the east. 3. The applicant shall post a bond to assure that paving of the parking lot occurs wi thin one year after completion of the structure, pursuant to the provisions of Section 15(2) of the Parking Ordinance (Ordinance No. 1588, as amended); provided, however, that temporary all-weather access shall be provided prior to occupancy to allow access to the church for fire and other emergency vehicles. . 4. The applicant shall post a bond for improvement of Ahlvers Road to curb and gutter on the side abutting the subject property within one year of completion of the structure. 5. The applicant shall post a bond to ensure the installa- tion of landscaping within one year of the completion of the structure. Landscaping on the east side should include shrubs and trees, such as azaleas, rhododen- drons, pines, and flowering deciduous trees to make the church more compatible with the residential develop- ments to the east and ameliorate the potentially detrimental impacts of activity and noise on those residences. Shrubs and trees should also be used in the buffer areas around the perimeter of the site in order to provide some screening of the parking lot for the adjacent residential areas. The landscape plan shall include type, size, number, and location for all plants and method of irrigation and be submitted by March 1, 1988, or with the building permit application, whichever comes first. . 6. All security lighting shall be directed away from the surrounding properties; . . . PLANNING COMMISSION December 9, 1987 Page 8 and citing the following findings: A. Provided the above conditions are attached, the proposed use can be compatible with the residential district. B. Provided the above conditions are attached, the proposed use will not introduce detrimental impacts to the abutting residential areas. C. The proposed use meets the minimum standards for churches in the RS-9 District, is located adjacent to an arterial which provides adequate access, and is in a residential area, which provides convenience for people of the community; thus approval meets the public use and interest and is consistent with the Zoning Ordinance. Mr. Philpott seconded the motion, which passed 6 - O. Chairman Lemon returned to the Planning Commission and assumed the chairmanship. V COMMUNICATIONS FROM THE PUBLIC None. VI STAFF REPORTS None. VII CHANGE IN BY-LAWS FOR MEETING LOCATION Mr. Hulett moved to have the staff change the by-laws to specify the change in the meeting location to the new City Hall on Fifth Street. Mr. Puckett seconded the motion, which passed unanimously. VIII REPORTS OF COMMISSIONERS Following a brief discussion, the Planning Commission sug- gested staff and the Public Works Department investigate the intersection of Laurel Street and Ahlvers Road to see if any improvements were possible. Mr. Philpott wanted to make sure that the minutes reflected the Commission's concern that the Conditional Use Permit for the Church could possibly trigger improvements on the Laurel Street intersection at the corner of the property. He also expressed thanks to the Public Works Department for the paving on Marine Drive. . PLANNING COMMISSION December 9, 1987 Page 9 Ms. Davison-Ness wanted to express her thanks to Chairman Lemon for serving on the Planning Commission. IX ADJOURNMENT The meeting adjourned at 10:35 P.M. a<ca~ Tape condition: Fair PDC:LM . . cm~~ f~ . -.,. 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