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HomeMy WebLinkAboutMinutes 04/08/2015 MINUTES PLANNING COMMISSION Port Angeles, Washington 98362 April 8, 2015 6:00 p.m. ROLL CALL Members Present: Nancy Powers, Duane Morris, David Miller, Scott Headrick, Brian Hunter, Chad Aubin Members Absent: One vacancy Staff Present: Sue Roberds, Scott Johns, Heidi Greenwood, Ben Braudrick Public Present: Mike Miller, Jason Berry, Edna Willadsen, Eric Lewis, Danielle and Dr. George Lawrence, Scott Bower PLEDGE OF ALLEGIANCE Chair Headrick opened the regular meeting at 6:00 p.m. and led the Pledge of Allegiance. APPROVAL OF MINUTES Commissioner Hunter moved to approve the March 11, 2015, regular meeting minutes. The motion was seconded by Commissioner Aubin and passed 5—0. Chair Headrick read the rules of conduct regarding public hearings and opened the public meeting portion of the meeting. PUBLIC HEARING: STREET VACATION— STV 15-01 —OLYMPIC MEDICAL CENTER Portion of Caroline Street and the Caroline/Georgiana Street Alley between Race and Washington Streets. Prior to the opening of the public hearing, Commissioner Hunter recused himself due to the possible perception of a conflict of interest. Mr. Hunter excused himself and left the chambers. Planning Manager Sue Roberds reviewed the Department Report recommending approval of the street vacation(s) as proposed with conditions. Mrs. Roberds indicated that this vacation request is part of a larger project that staff would have liked to present as a package, but due to timing requirements, the street vacation will be considered prior to the larger project. Chair Headrick opened the public hearing. Eric Lewis, Director of Olympic Medical Center, 939 Caroline stated that the practice of health care has significantly changed in that it is more outpatient focused being 75% outpatient and 25% in patient focused currently. There is an acute shortage of physicians in the community Planning Commission Minutes April 8,2015 Page 2 and the ability of the Hospital to create an enhanced, larger campus area is a significant move forward for the community. The vacations as proposed will allow a consolidated medical campus site that provides not only a significantly increased ability to provide space for medical professionals to practice, but will provide a safe area to cross Caroline Street between the Hospital's current primary site and medical building without the potential of conflict between traffic and pedestrians. In response to Chair Headrick, Planning Manager Roberds noted that a traffic study has not been required at this point because future development of the area will replace the current uses but will not likely exceed the current development impacts of the subject block of property. There are approximately 10 medical service buildings that will be consolidated in the anticipated future redevelopment of the area for a medical service campus. The vacation of Caroline is intended to ensure a more safe campus environment by eliminating the potential conflict between pedestrians and vehicles that even now exists. In response to Commissioner Aubin, Manager Roberds indicated that the primary entrance to the emergency room will continue to be along Race Street, which is an arterial street. Another stop light will not be placed on Washington/Georgiana Street. Danielle Lawrence, 934 Caroline, asked if there would be a change in access to her building that is located at the southwest corner of Caroline/Washington Street. Planning Manager Roberds used a Power Point presentation to identify traffic patterns in the area and expected traffic patterns in the area if the rights-of-way are vacated. Access to and from the two remaining structures (930 and 934 Caroline) at the east end of the subject block adjacent to Caroline Street will not change; the half alley that accesses the lots will remain open from Washington Street and the Caroline Street frontage will not be changed. The only change will be that access from Race Street to that location will need to be from Georgiana to Washington rather than from Race Street/Caroline. Clients will not be able to park on the street along Caroline unless they do a U-turn in the street, but parking to the site from the alley and along Washington will remain the same. Dr. George Lawrence, 934 Caroline, said that a four way stop should be installed at Washington/Georgiana now given the number of accidents that have occurred at that intersection over the years. He wondered if that potential would be more acute if Washington becomes the main thoroughfare to the Hospital. Planner Manager. Roberds responded that Public Works & Utilities engineers noted during review that 12 incidents have been reported over the past 12 years which does not necessarily indicate a severe traffic issue. Dr. Lawrence said he has witnessed at least 19 accidents over past years so there may be more incidents than have not been reported. Planner. Roberds said that when the development project is considered, these questions will be important, but the focus on this hearing is the vacation of rights-of-way. She encouraged written comments so that staff could provide answers to these questions at the April 22 public hearing for the development project. Chair Headrick noted that parking is certainly lacking in the area given current and past impacts from those working in the medical offices that are currently in this area, and the proposal appears to be attempting to provide a resolution to that problem. Traffic will be fully considered during the larger project review. Planning Commission Minutes April 8,2015 Pagc 3 There being no further testimony, Chair Headrick closed the public hearing. Commissioner Morris would like transportation signage to be addressed very well in any future development. There being no further discussion, Commissioner Miller moved to recommend approval of the street vacation petition citing the following conditions, findings, and conclusions in support of the action: Conditions: 1. Property owned by the petitioners and right-of-way acquired through the subject vacation shall be combined into one building site per Zoning Lot Covenant prior to the issuance of a quit claim deed for the right-of-way. 2. An easement shall be retained along the full length of the vacated Caroline right-of-way for maintenance, and repair of existing and future utilities. The City's cost for restoration associated with maintenance, repair, or replacement of utilities within said easement shall be limited to the cost of restoration to existing condition at the time of vacation (standard asphalt concrete paved street, cement concrete sidewalk, curb, gutter, etc.) and shall not cover any improvements to existing conditions. 3. The City shall retain an easement for the purpose of performing modifications to the existing electrical system for the full length and width of the alley right of way to be vacated. Modifications to the system are being made to accommodate improvements to be constructed by OMC. The easement shall expire upon completion of all necessary modifications. 4. Ultimate site redevelopment shall include adequate provisions for access to the area as is proposed in drawings submitted with the petition application and will include relocated public transit services as approved by the Clallam Transit Authority and for existing emergency responders and public access to and from the site. Findings: 1. A petition requesting vacation of portions of rights-of-way platted to serve as access to the general area, and specifically abutting Lots 14 thru 45, Block 1, Perkins Subdivision of Suburban Lot 32, Townsite of Port Angeles was submitted to the City on February 25, 2015, by abutting property owner Olympic Medical Center. The petition requests vacation of those portions of Caroline Street and the Caroline/Georgiana alley abutting said lots. 2. Information accompanying the petition indicated that vacation of the rights-of-way as proposed will allow consolidation of the several properties accumulated by the Olympic Medical Center to serve as an expanded public health facility. Consolidation will permit the provision of needed off street parking for existing and future uses, open space area, the ability to provide reasonable walkways between services and a new centralized service structure in an area of the site that would otherwise be restricted. 3. The original Townsite was platted in 1890 with property known as the Hospital Planning Commission Minutes April 8,2015 Page 4 Reserve (Olympic Medical Center) granted under patent signed by President Truman in 1948 to be developed as a public hospital. Included in that grant of property is the north 35 feet of previously platted right-of-way known as Caroline Street. The remaining 35 foot portion of Caroline Street has served as a public thoroughfare between Washington and Race Streets for the past 67 years and is the subject of this vacation request. The subject section of Caroline Street requested for vacation is approximately 350 feet in length totaling approximately 12,250 square feet in area. 4. The subject alley being requested for vacation is a standard 20 foot wide right-of-way. The west 250 feet of the alley in the block is being requested for vacation excepting the east 100 feet abutting Lots 10— 13, Block 1, Perkins Addition, where the vacated width would be only half(10 feet)the right-of-way. The abutting property owners of Lots 10— 13 are not party to the vacation and the petitioners do not wish to restrict full access to those properties not party to the vacation from the alley from Washington Street in this location. The requested portion of the Caroline/Georgiana Street alley is approximately 450 feet in length being approximately 8,000 square feet in area. 5. RCW 35.79 requires that a petition for vacation of right-of-way shall be signed by at least two thirds of the abutting property owners in order to be considered valid. The petition is signed by 100% of the property owners abutting the area proposed for vacation. 6. City Departments (Public Works &Utilities, Fire, Police, and Community & Economic Development) have reviewed the petition requests. No objections or concerns were raised to the vacations as a result of that review due to the proposed circulation patterns that will address public, emergency, and maintenance access purposes. The City will require that an easement be retained along the entire length of the Caroline Street right-of-way for maintenance of existing and future utility services. Wastewater utilities located in the alley way will be re routed so there is no need for easement retention in the alley. 7. The City shall retain an easement for the purpose of performing modifications to the existing electrical system along the full length and width of the alley right of way requested for vacation. Modifications to the utility system will be made to accommodate improvement to the utility system by OMC. The easement shall expire upon the completion of all necessary modifications. 8. Notice of the street vacation petition was provided to the Clallam Transit Authority being the region's primary public transportation service provider. Discussion with Director Clark Getzen indicated that the petitioners are working with the Authority to develop an improved Transit route through the site and within the neighborhood in this major consolidation redevelopment plan. A letter to that effect is attached to this staff report. 9. The City's Comprehensive Plan and Land Use Map were reviewed for consistency with the proposed vacation of right-of-way. Land Use Element, Map Goals, Policies, and Objective Element Goal A, and Cominercial Goal and Policies Goal D, Policy 3 are most relevant to the proposal. 10. The vacating of a street is categorically exempt from a State Environmental Policy Act (SEPA) review per Section 197-11-800 (2) (h) of the Washington Administrative Planning Commission Minutes April 8,2015 Page S Code, 11. The site was posted regarding the proposed land use action on March 13, 2015, with legal publication appearing in the Peninsula Daily News on March 18, 2015. No comments were received as a result of this public notification process. The Planning Commission public hearing was scheduled for April 8, 2015. 12. The vacated right-of-way must be consolidated with abutting properties in order to prevent the creation of a new parcel of land. Consolidation of the right-of-way with the abutting property into one building site following vacation can be accomplished by filing a Zoning Lot Covenant. 13. The City Council's Real Estate Committee met on March 9, 2015, and determined that if full review of the petition identified the property should be vacated, a fair value for the right-of-way should be $15 per square foot given that an easement will be retained due to existing utilities in the right-of-way. 14. The Port Angeles City Council set a public hearing date for action on the street vacation petition by Resolution on March 17, 2015, and forwarded the petition to the Planning Commission for a recommendation. The City Council will conduct a public hearing on the matter on April 21, 2015. 15, The Port Angeles Planning Commission held a public hearing on the proposed street vacation on April 8, 2015. Conclusions: A. Vacation of the rights-of-way as petitioned will not alter access to properties in the area for emergency purposes, result in a change in daily service needs to existing properties, nor prevent the public's access to the area. Alternatively, the proposed vacation will enable consolidation of several properties into one enhanced site that will address existing impacts and impacts from the enhanced site area in a reasonable manner. B. As conditioned, site consolidation will appropriately combine the vacated right-of-way with the abutting property into one building site. C. The proposal is consistent with the goals and policies of the City's Comprehensive Plan specifically Land Use Map Goal,Policies and Objective Element Goal A. Commissioner Morris seconded the motion that passed 5 —0. COMMUNICATIONS FROM THE PUBLIC None STAFF REPORTS Associate Planner Scott Johns noted that the City had been awarded the national "Tree City . ' USA" status by the Arbor Day Foundation. This is a recognition of note. He thanked Commissioners for their support in adoption of the City's new street tree ordinance that was the Planning Commission Minutes April 8,2015 Page 6 final piece in the application process. Commissioners thanked Mr. Johns for spearheading that action. Sue Roberds noted that the City Council had provided awards to those in service to the city as volunteers and she presented those to Commissioners who were not present at the April 7 Council meeting, on behalf of the City Council. She stated that this would be her last meeting as a City employee after 32 years and thanked the Commissioners for their much appreciated support of the City and the public service they provide as Planning Commissioners. REPORTS OF COMMISSION MEMBERS None ADJOURNMENT The meeting l'ourne t 700 p.m. Scott k. J ns,`SS-e�cretary Scott He drick, Chair PREPARED BY: S. Roberds