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HomeMy WebLinkAboutMinutes 12/12/2012 MINUTES PLANNING COMMISSION Port Angeles, Washington 98362 December 12, 2012 6:00 p.m. ROLL CALL Members Present: Thomas Davis, Duane Morris, Doc Reiss, David Miller, Tim Boyle, Scott Headrick Members Excused: John Matthews Staff Present: Sue Roberds, Scott Johns, Heidi Greenwood Public Present: Deb Volturno, Annie O'Rourke PLEDGE OF ALLEGIANCE Chair Miller opened the regular meeting at 6:00 p.m. and led the Pledge of Allegiance. APPROVAL OF MINUTES Commissioner Boyle moved to approve the November 14, 2012, regular meeting minutes as submitted. The motion was seconded by Commissioner Morris and passed 6 — 0. PUBLIC HEARINGS: Chair Miller reviewed the qualifying questions for quasi judicial proceedings to the Commissioners regarding Appearance of Fairness matters. Commissioner Headrick indicated that he had worked on the engineering drawings for the pending permit application materials and would be recusing himself from proceedings. No one else on the Commission or in the audience reported any issues. CONDITIONAL USE PERMIT — CUP 12-07 — VOLTURNO — 1203 Georgiana Street: Request to convert a single family residence to become an accessory residential unit by construction of a new primary residence on a site located in the RS-7 Residential Single Family zone. Associate Planner Scott Johns reviewed the staff report recommending approval of the conditional use permit with conditions. Following brief discussion regarding site development, Chair Miller opened the public hearing. Annie O'Rourke, Drafting Solutions, P.O. Box 1246, Port Angeles indicated that she had reviewed the report and were in agreement. She indicated that she is aware that there needs to be a little more clearance between the proposed structure and the existing garage and will work with staff to make those changes. She saw no other issues of concern to discuss. There being no further comment, Commissioner Reiss moved to approve the conditional use permit with the following conditions, findings, and conclusions: Planning Commission Minutes December 12,2012 Page 2 Conditions: I Separate electrical and water meters are required for each dwelling unit. Addressing for each dwelling unit shall be clearly identified as 1203 and 12031/2 Georgiana Street. Address numbers must be at least six (6) inches in height and readily visible from the street and of contrasting color from their background, 2. Two (2) off-street parking spaces are required for each residential dwelling unit for a total of four (4) spaces. Parking spaces shall be constructed to Public Works and Utilities Department standards. Driveway and site access shall be constructed to Public Works and Utilities Department standards. 3. All utility improvements including water, sanitary sewer, storm drainage and power are to be completed to the satisfaction of the Public Works and Utilities Department. Separate water and electric meters are required for the Accessory Residential Unit. Findings: Based on the information provided in the Community and Economic Development Staff Report for CUP 12-07 dated December 12, 2012, including all information in the public record file, comments and testimony presented during the public hearing, the Planning Commission discussion and deliberation, and the above listed conditions of approval, the City of Port Angeles Planning Commission hereby finds that: 1. Annie O'Rourk of Design Solutions submitted a conditional use permit application on behalf of Deborah Volturno, the property owner for an accessory residential unit on November 20, 2012. 2. 17.08.010 "B" PANIC defines an Accessory Residential Unit (ARU) as a dwelling unit which is incidental to a detached single family residence, is subordinate insI..)ace (i.e.,fiftypercent or less space than the single family residential use), and is located on the same zoning lot as the single family residence. An accessory residential unit is served by water and electrical service that is separate from the primary residential service and has a separate address. " Section 17.10.0 10 PANIC provides that accessory residential units are permitted as conditional uses in the RS-7 Residential Single Family zone. 3. The proposed site is legally described as being Lot 10 and the west 1/2 of Lot 11, Block 10 of Puget Sound Cooperative Colony Subdivision. The site is located at 1203 Georgiana Street and is developed with a single family residential structure and a detached garage. The existing detached garage structure will be reduced by approximately 220 square feet. A new residential structure will be constructed and will become the primary structure while the existing residential structure will become the accessory residence. The new primary residential unit will contain 1,708 sq. ft. of habitable area and additional garage space. The ARU (the currently existing residence) will remain at approximately 750 sq. ft. of habitable area or 44% the size of the primary unit. 4. The site is zoned Residential Single Family (RS-7) and is 10,500 sq. ft. in area. Minimum lot size in the RS-7 zone is 7,000 sq. ft. in area. 5. The subject site is located on a comer lot, on the north side of the Georgiana/Jones Street in the City's East Planning Area. Development in the neighborhood includes predominately single family residential uses with Olympic Medical Center located within 3 blocks and the Front Street commercial corridor located one block to the south. Planning Commission Minutes December 12,2012 Page 3 6. The Comprehensive Plan Land Use Map designates the site and surrounding area as Commercial. The City's Comprehensive Plan goals and policies were reviewed for consistency with the proposal. Land Use Element Goal A and Policy A.2 and C.2, and Housing Element A.6 and B.6, were found to be specific to the proposal and are listed as Attachment B to the December 12, 2012, staff report. 7. Per 14.40.0.060(D) PAMC requires that residential uses throughout the City are required to provide a minimum of two (2) off street parking spaces for each residential unit. Site development provides four (4) off street parking spaces for the two (2) residential units. 8. Per 17.96.050 PANIC, the Planning Commission shall consider applications for conditional use permits as specified in the applicable Chapter of the Zoning Regulations. The Planning Commission may grant said permits which are consistent and compatible with the purpose of the zone in which the use is located, consistent with the Comprehensive Plan, and not contrary to the public use and interest. In each application the Planning Commission may impose whatever restrictions or conditions are considered essential to protect the public health, safety, welfare, and to prevent depreciation of neighboring property. Conditional uses shall be evaluated to determine if the characteristics of the intended use as related to the specific proposed site would defeat the purpose of the City's Zoning Regulations by introducing incompatible, detrimental, or hazardous conditions. The Planning Commission may refuse to issue a conditional use permit if the characteristics of the intended use would defeat the purpose of the City's zoning regulations. The City's Comprehensive Plan was reviewed for consistency with the proposal. 9. A development that is approved through the conditional use permit process must remain in continual compliance with specific conditions of approval or may be revoked. 10. Site access must comply with Public Works and Utilities Standards. Existing access to the subject site is via Jones Street. Access to the new primary residential use will also be via Jones Street. Jones Street is an improved City street. 11. Notification of the proposed action and conditional use permit application was placed in the Peninsula Daily News on November 22, 2012. Public notice was mailed to property owners within 300 feet of the subject property on November 21, 2012. The site was posted on November 21, 2012. No written comments were received during the written public comment period. 12. A Determination of Non-Significance was issued for the proposed action on December 6, 2012. 13. The Planning Commission conducted a public hearing on the proposal at the December 12, 2012, regular meeting. Conclusions.- Based on the information provided in the Department of Community and Economic Development Staff Report for CUP 12-07 dated December 12, 2012, including all of the information in the public record file, comments, and testimony presented during the public hearing, the Planning Commission's discussion and deliberation, and the above listed conditions of approval and listed findings, the City of Port Angeles Planning Commission hereby concludes that: Planning Commission Minutes December 12,2012 Page 4 1 As conditioned, the proposal is consistent with the intent of the Comprehensive Plan, specifically with Land Use Element Residential Goal A and Policy A.2; and Goal C and Policy C.2, Housing Element A.6 and 13.6. and with Section 17.10 PAMC (RS-7 zone). 2. The application was processed consistent with requirements for a conditional use permit as specified in PAMC 17.96.050, and with the requirement for an accessory residential unit per PAMC 17.10.040(A). 3. As conditioned, the proposal is consistent with PAMC Chapter 14.40 (Parking Ordinance). 4. The use is in the public interest as it allows for a variety of housing opportunities. 5. The City's responsibility under the State Environmental Policy Act in review of the proposal has been satisfied by issuance of a Determination of NonSignificance. Commissioner Boyle seconded the motion,which passed 5 —0. COMMUNICATIONS FROM THE PUBLIC None STAFF REPORTS Planner Johns reported that he continuing to work with the Department of Ecology (DOE) to accept the City's submittal of its revised Shoreline Master Program. He has responded to DOE's initial letter of rejection of the submittal by making DOE recommended non substantive changes that are outside of those issues that would require public review. Once DOE accepts the submittal, substantive changes may be suggested following that review process, but at this point, the ball is in DOE's court. Commissioner Morris asked about the difference between the terminology "mitigation" versus "restoration." Planner Johns described the difference in terminology and resulting practice. REPORTS OF COMMISSION MEMBERS None ADJOURNMENT The meeting adjourned at 6:24 p.m. xF,, Sue Roberds,11 S ' retary David Miller, Chair PREPARED BY: S. Roberds