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HomeMy WebLinkAbout2016-03-23 PC Agenda Packet AGENDA PLANNING COMMISSION Meeting 321 East Fifth Street March 23, 2016 6:00 p.m. I. CALL TO ORDER Pledge of Allegiance led by Chair II. ROLL CALL III. APPROVAL OF MINUTES: Continued to Regular meeting of April 13, 2016 IV. ANNUAL ETHICS TRAINING Training on the Open Public Meetings Act, Pubic Records, Ethics, and the Roles and Responsibilities of Commissioners. V. PUBLIC HEARING: REZONE Hearing for Rezone 16-01 to convert 2.4 acres of RHD, Residential High Density and CO, Commercial Office to CSD, Commercial Shopping District. STREET VACATION: Hearing for Street Vacation STV 16-01 to vacate a portion of Columbia Street by the Olympic Medical Center VI. OTHER CONSIDERATIONS: VII. STAFF REPORTS VIII. COMMUNICATIONS FROM THE PUBLIC IX. REPORTS OF COMMISSION MEMBERS X. ADJOURNMENT PLANNING COMMISSIONERS: Brian Hunter (Chair); Duane Morris; Chad Aubin; Matt Bailey; Elwyn Gee; Andrew Schwab; John Matthews PLANNING STAFF: Nathan West, Director; Scott Johns, Associate Planner; Ben Braudrick, Assistant Planner. DATE: March 23, 2016 TO: Planning Commission FROM: Ben Braudrick, Assistant Planner RE: REZ 16-01 – Amoroso et.al. APPLICANT: James Amoroso, David Chance, Mark Went, Rosalyn Taylor, Ben Skerbeck OWNERS: SAME LOCATION: West side of Laurel Street between 1st/2nd Alley and 4th/5th Alley REQUEST: Rezone of approximately 1.28 acres from Residential High Density (RHD) and Commercial Office (CO), to Commercial Shopping District (CSD). RECOMMENDATION The Planning Division of the Department of Community and Economic Development recommends that the Planning Commission forward a recommendation to approve rezone application REZ 16-01, with the inclusion of 105 West 4th Street and 406 South Laurel Street to the City Council citing the 18 findings and 4 conclusions included in “Attachment A” to this staff report; the comprehensive plan, zoning & development regulation review is included as “Attachment B”; map of the proposed rezone is included as “Attachment C”; and photographs of all properties and intersections included as “Attachment D”. THE PROPOSAL The applicants have requested a rezone of approximately 1.28 acres from Residential, High Density (RHD) and Commercial Office (CO) to Community Shopping District (CSD). Staff recommends inclusion of two properties, currently zoned Residential High Density (RHD). The subject properties are legally described as Lots 18-20, Block 32; Lots 1, 19 and 20, Block 53; Lots 1-2 and 17-20, Block 70; and lots 1-3, Block 88, Township of Port Angeles. The subject area is addressed as 120 west 2nd Street, 208 South Laurel Street, 214 South Laurel Street, 218 South Laurel Street, 104 West 3rd Street, 105 West 4th Street, and 406 South Laurel Street, with two vacant parcels, 063000003270 and 063000003275. DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT Department of Community & Economic Development Staff Report March 23, 2016 REZ 16-01 – Amoroso et. al. Page 2 Individual property descriptions from north to south (Locations listed in “Parcel Map” in Attachment C : • Parcel “A”: The 120 West 2nd Street site contains a nine (9) unit multifamily residence, is 5,011 sf in area, and is currently zoned Commercial Office (CO). • Parcel “B”: Parcel 063000003270 is vacant, 14,023 square feet in area, and is split zoned Residential High Density (RHD) to the west and Commercial Office (CO) to the east; • Parcel “C”:Parcel 063000003275 is vacant, 1,999 square feet, and is zoned Commercial Office (CO); • Parcel “D”: The 208 South Laurel Street site contains the Quality Inn Motel, is 7,014 square feet in size, and is zoned RHD; • Parcel “E”: The 214 South Laurel Street site contains both a residence and accessory residence, is 5,909 square feet in size, and is zoned CO; • Parcel “F”: The 218 South Laurel Street site contains Peninsula Dental Clinic, is 8,117 square feet in size, and is zoned CO; • Parcel “G”: The 104 West 3rd Street site contains Laurel Street Dental Clinic, is 14,027 square feet in size, and is zoned CO; • Parcel “H”: The 105 West 4th Street site contains Harper Ridgeview Funeral Home, is 28,049 square feet in size, is zoned RHD; and • Parcel “I”: The 406 South Laurel Street Site contains a regional Qwest Communications Corporation Office and telecommunications tower, is 20,968 square feet, and is zoned RHD. Of the seven sites that have been developed, two sites (208 South Laurel Street, and 406 South Laurel Street) are non-conforming in their current zone, three are allowed conditionally (120 West 2nd Street, 214 South Laurel Street, and 105 West 4th Street), and two are permitted outright. All but three sites (120 West 2nd Street, 214 South Laurel Street, and 105 West 4th Street) will be made consistent with CSD zoning. The two multifamily residences (120 West 2nd Street and 214 South Laurel Street) are both currently zoned CO, do not meet current setbacks or minimum lot size for that zone. These non-conformities will remain with the proposed changes. STAFF ANALYSIS The application is for a rezone only. The rezone is not approval for any specific development. Laurel Street, classified as a local access street, terminates at the bluff to the north into the public stairwell connecting Conrad Dyre Memorial Fountain at the top of the Marine Bluff. On the southern terminus, the proposed area is one building site, containing a multifamily residence, away from 5th Street, which is classified as a minor arterial. Lincoln Street, classified as a principal arterial and the north/south portion of State highway 101 through the city, is a block to the east,. Zoning designations in the area include Central Business District (CBD) to the North; Public Buildings and Parks (PBP) along the marine bluff; Community Shopping District (CSD) to the east; Residential High Density (RHD) to the west and south; and a mixture of Commercial Office (CO) Department of Community & Economic Development Staff Report March 23, 2016 REZ 16-01 – Amoroso et. al. Page 3 and RHD to the south and within the proposed rezone area. Adjacent the project area are a mixture of single and multifamily residences within the RHD zone to the west and south. To the east, the CSD zoned area consists of Motels, small businesses, offices, non-conforming single family residences, and a large regional grocery store. The City’s Comprehensive Plan Land Use Map designation for the corridor transitions from commercial in the north to 6 of the 9 total sites existing within the imprecise margin between Commercial to the east and High Density Residential to the west. A rezone of the subject parcels would change a commercial corridor along the eastern edge of the nearly 17 block RHD zoned neighborhood with a direct pedestrian connection to the downtown Central Business District. Currently, the east side of Laurel Street along the proposed rezone area are zoned CSD. The proposed rezone site creates a connection between two neighborhoods, Cherry Hill and Downtown. Additionally, there is proximity to preexisting CSD, a principal arterial to the east, and a minor arterial one building site to the south. The surrounding land use arrangements are appropriate and consistent with the CSD zone’s purpose. The CSD zone’s allowed and conditional uses will have positive impact on existing uses in the rezone area. Two uses within the rezone area, 208 South Laurel Street and 406 South Laurel, are currently commercial uses non-conforming in general nature to their current RHD zone that would be consistent within the CSD zone. Written comment and conversations with the public brought staff’s attention to traffic and parking congestion that exists along the angled parking along 2nd street between Lincoln and Oak Streets. Staff understands these concerns for residential occupants. The majority of the proposed rezone properties are previously developed and commercial in nature. Any traffic or parking impacts from future new development, or a site’s transition into commercial, will be addressed and mitigated by city staff through existing municipal code. The majority of uses within the rezone are not expected to change or grow, and therefore neither should their impacts. The CSD zone is the most intense neighborhood-oriented zone, and is intended to service multiple neighborhoods through both a pedestrian and vehicular focus. A wide variety of uses are allowed in CSD per PAMC 17.22. See “Attachment B” for an explanation of those uses. Laurel Street, with its direct pedestrian access to the downtown area and its adjacency to the edge of a large high density residential land use area to the west and a principal arterial to the east, has the potential as a corridor for vibrancy and positive community development. Existing commercial development is not anticipated to change or grow, but the opportunity for continued commercial conversion and growth that is appropriate for a corridor adjacent to a large pool of residents within walking distance, is a healthy opportunity for the Cherry Hill neighborhood. Certain criteria are required for the approval of rezones. Criteria includes consistency with the Comprehensive Plan and Land Use Map and Zoning Code. The action must not result in a spot zone. The following three tests are used to ensure that a proposal is not a spot zone: 1) whether a small parcel of land is singled out for special and privileged treatment; 2) the singling out is not in the public interest but only for the benefit of the land owner; and 3) the action is not in accordance with the adopted Comprehensive Plan. The subject properties abut an intended commercial corridor/zone. The action would be an extension of that corridor/zone and would benefit more than a single property owner. The action would not therefore be considered a spot zone. Department of Community & Economic Development Staff Report March 23, 2016 REZ 16-01 – Amoroso et. al. Page 4 PUBLIC NOTIFICATION/COMMENTS Notice of the proposed rezone was published in the Peninsula Daily News on March 04, 2016, posted on the site and mailed to adjacent property owners on March 01, 2016. The written public comment period for this application concluded March 18, 2016, with five individuals providing comment, both written and by phone. All were concerned with current and future traffic impacts along 2nd Street west of the proposed rezone area. ENVIRONMENTAL REVIEW It is anticipated that the City’s State Environmental Policy Act (SEPA) Responsible Official will issue a Determination of NonSignificance for the proposal per WAC 197-11-355 on before City Council action on April 5, 2016. This action satisfies the City’s responsibility under SEPA. The Marine Bluff is located within the 50 foot buffer from the northern properties of the proposed rezone area. All existing structures on those northern properties exist outside of the Marine Bluff buffer area. The site is not located within a 100-year flood zone per Federal Emergency Management Act maps dated September 28, 1990. No further floodplain review is required. Legislative process The proposal is a site specific rezone per R.C.W. 36.70B Local Project Review (“The Regulatory Reform Act”), codified in Port Angeles Municipal Code (PAMC) as Section 18.02.070. The application is limited to one “open record” public hearing and one closed record decision. A public hearing will be conducted by the Planning Commission. All testimony and documents considered at the public hearing will be transmitted to the City Council along with the action recommended by the Planning Commission. The City Council will consider the record of the Planning Commission at a public meeting and will then decide whether to grant the requested rezone. Appeals must be based solely on the information contained in the official file and shall be filed with Superior Court. Attachment A - Recommended Findings and Conclusions Attachment B - Comprehensive Plan policies & Zoning Ordinance Attachment C – Application Materials Department of Community & Economic Development Staff Report March 23, 2016 REZ 16-01 – Amoroso et. al. Page 5 ATTACHMENT A Findings and Conclusions in Support of REZ 16-01 – Amoroso et al. Findings Based on the information provided in the Community Development Staff Report for REZ 16-01 dated March 23, 2016, including all information in the public record file provide on or before March 18, 2016: 1. An application for rezone of 7 parcels from RHD, Residential High Density and CO, Commercial Office Residential Single Family to CSD, Commercial Shopping District was received by the City of Port Angeles Department of Community & Economic Development on February 24, 2016, from David Amoroso. Mr. Amoroso (son of the owner of 214 South Laurel St.) is joined in the rezone request by Rosalyn Taylor (owner of 208 2nd St. and Vacant Parcels 063000003270 and 063000003275), Mark Wendt (owner of 208 South Laurel) James Amoroso (owner of 214 South Laurel St.), Ben Skerbeck (owner of 218 South Laurel St.), and David Chance (owner of 104 West 3rd St.). The application was deemed to be complete on February 26, 2016. 2. Staff recommends the inclusion of 105 West 4th Street and 406 South Laurel, currently zoned RHD, to legitimize the historic commercial land use of the properties. 3. There is ample (12% and 15 acres of the total zoned) vacant RHD land within Port Angeles. 4. There are 15 vacant buildable CSD zoned sites equaling a total of 10.3 acres available for development. Four (4) of the sites are located within a 2005 annexation along the southern side of western highway 101, accounting for 9.5 of those acres. 5. Laurel Street, a local access street, has a consistent curb-to-curb and right of way width as 5th Street, a minor arterial. 6. Land use in the area is a mix of low and high density residential uses: high density apartments to the south, and a mix of single family and multi-family residences to the west of the subject parcels. Commercial uses vary in site size and intensity, and include motels, a locksmith, Office suites, medical offices, and a regional grocery store. 7. The subject site is located in the Cherry Hill neighborhood, which is found in the City’s North Central Planning Area on the City’s Comprehensive Plan Land Use Map. 8. The City’s entire Comprehensive Plan and Land Use Map were reviewed with respect to the proposal. The following elements, goals, and policies were found to be most relevant to the proposal: Land Use Element Policies, Goal A, Policy No. 1, 2; Goal A, Objective No. 1; Goal B; Goal C, Policy No. 1; Goal D, Policy No. 1; Goal E, Policy No. 2;and Transportation Element Goal B, Policy No. 14. These references are attached as Attachment B to the March 23, 2016 staff report. 9. The City’s Comprehensive Plan provides an expected framework for land use decisions within the City. The zoning of any property must be consistent with the Comprehensive Department of Community & Economic Development Staff Report March 23, 2016 REZ 16-01 – Amoroso et. al. Page 6 Plan Land Use Map that illustrates where certain classifications of uses may occur within the City. 10. In accordance with Section 17.03.020 of the Port Angeles Municipal Code, changes to the City’s Zoning Map must be in the public interest and must be consistent with the Comprehensive Plan and Land Use Map 11. The subject properties are identified on the City of Port Angeles Comprehensive Plan Land Use Map as being located mostly in the imprecise margin between High Density Residential and Commercial, with the parcels along northern portion 2nd street residing within the Commercial land use designation.. An imprecise margin allows flexibility in specific site boundaries. 12. A rezone of lots 19 & 20 of Block 53, TPA from Residential High Density (RHD) to Commercial Office (CO) along Laurel Street corridor between 2nd/3rd Alley and 3rd Street in 1998 (REZ 98-01) was approved on March 3, 1998, and codified by Ordinance 2983. 13. The subject rezone area is comprised of nine (9) properties with six (6) property ownerships, two (2) of which are vacant, two (2) of which have multiple residences, and four (4) of which have preexisting commercial businesses on them. 14. Spot zoning is an arbitrary and unreasonable zoning action by which an area is specially zoned for a use classification totally different from and inconsistent with the classification of the surrounding land and not in accordance with a comprehensive plan. The reasons for invalidating a rezone as an illegal spot zone usually include one or more of the following: (1) the rezone primarily serves a private interest, (2) the rezone is inconsistent with a comprehensive plan or the surrounding territory, or (3) the rezone constitutes an arbitrary and capricious action. 15. The CSD zone is the most intense neighborhood-oriented zone, and is intended to service multiple neighborhoods through both a pedestrian and vehicular focus. A wide variety of uses are allowed in CSD per PAMC 17.22. See “Attachment B” for an explanation of those uses. 16. Notice of the rezone application was placed in the Peninsula Daily News on March 04, 2016. Surrounding property owners were notified by mail and the site was posted on March 01, 2016. Public comment via email and phone was received from four individuals by the end of the public comment period that ended on March 18, 2016. All voiced concerns about existing and future impacts to on-street parking along 2nd Street west of the proposed rezone area. 17. The City’s SEPA Responsible Official issued a Determination of Non-Significance on April 7, 2014. This satisfies the City’s SEPA responsibilities. The action is a non project action. Future development will require individual review dependent on the proposed action. 18. The proposal is subject to the review processes of RCW 36.70B Local Project Review (“The Regulatory Reform Act”), codified in Port Angeles Municipal Code (PAMC) as Section 18.02.070. The application is limited to one “open record” public hearing and one closed record decision. A public hearing will be conducted by the Planning Commission. All testimony and documents considered at the public hearing will be transmitted to the City Council along with the action recommended by the Planning Commission. The City Department of Community & Economic Development Staff Report March 23, 2016 REZ 16-01 – Amoroso et. al. Page 7 Council will consider the record of the Planning Commission at a public meeting and will then decide whether to grant the requested rezone. Appeals must be based solely on the information contained in the official file and shall be filed with Superior Court. Conclusions: Based on the information provided in the Department of Community Development Staff Report for REZ 16-01 dated March 23, 2016, including all of the information in the public record file on or before March 18, 2016: 1. As proposed, the rezone is in compliance with the City’s Comprehensive Plan and Land Use Map. 2. The rezone provides a medium intensive commercial transition area between high intensity residential land uses and higher intensity commercial uses, and continues the established urban design of the area as is identified on the City’s Comprehensive Plan Land Use Map. 3. The proposed rezone is compatible with surrounding zones and land uses and provides a logical transition between zones. 4. The rezone is not a spot zone as it does not meet the criteria for a spot zone Department of Community & Economic Development Staff Report March 23, 2016 REZ 16-01 – Amoroso et. al. Page 8 ATTACHMENT B COMPREHENSIVE PLAN, ZONING & DEVELOPMENT REGULATION REVIEW Comprehensive Plan. Land Use Element Policies Goal A, Policy No. 1 - "The Comprehensive Plan Land use map should be used as a conceptual guide for determining current and long range zoning and other land use decisions. The map's land use designations are intended to show areas where general land use types are allowed. The area between land use designations should be considered an imprecise margin in order to provide flexibility in determining the boundary of such areas. When determining appropriate zoning designations for an area near a margin, the goals, policies and objectives of the Land Use Element should take precedence." Goal A, Policy No. 2. - "All land use decisions and approvals made by the City Council and/or any of its appointed Commissions, Boards or Committees should be consistent with the Comprehensive Plan and its land use map." Goal A, Objective No. 1. - "The City will review and revise as necessary the existing Zoning Ordinance, Zoning Map, and other development regulations to ensure consistency with the Comprehensive Plan." Goal B - “ To have a community where residential 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, and the desired urban design of the City.” Goal C - “To have a community of viable districts and neighborhoods with a variety of residential opportunities for personal interaction, fulfillment and enjoyment, attractive to people of all ages, characteristics and interests. Goal C, Policy No. C1.”Residential land should be developed on the district and neighborhood concept. Although such districts may be composed primarily of residential uses of a uniform density, a healthy, viable district should be composed of residential uses of varying densities which may be augmented by subordinate and compatible uses. Single family and multi-family homes, parks and open-spaces, schools, churches, day care and residential services, home occupations, and district shopping areas are all legitimate components of district development and enhancement. A neighborhood should be primarily composed of low, medium, or high density housing.” Goal D, Policy No. 1 - "The City should encourage new and existing commercial developments and businesses which are consistent with the goals and policies of this Comprehensive Plan." Goal E, Policy No. 2 - “New commercial development should occur only where urban services are adequate to accommodate them. These developments should follow a cluster configuration rather than a strip pattern.” Transportation Element Policies Goal B, Policy No. 14 - "Off-street parking should be sufficient and accessible within business and residential areas to ensure that the traffic flow of the street is not impaired." Zoning Code. The purpose of the Zoning Code is to implement the goals, policies and objectives of the Comprehensive Plan by dividing the City into zones restricting and regulating the location, Department of Community & Economic Development Staff Report March 23, 2016 REZ 16-01 – Amoroso et. al. Page 9 construction, alteration of the use of structures and land, and to promote the orderly and appropriate development of such areas. 17.22 Community Shopping District (CSD) 17.22.010 - Purpose. This is a commercial zone oriented primarily to those businesses serving the daily needs of the surrounding residential zones but is slightly less restrictive than the CN zone and as such provides a transition area from the most restrictive commercial zones to those of lesser restrictions. Businesses in this zone may occur on sites of varying sizes and shall be located at the intersections of arterial streets of sufficient size to satisfy traffic demand and at the boundaries of neighborhoods so that more than one neighborhood may be served. Commercial uses that are largely devoid of any impacts detrimental to the environment are allowed. Service stations with petroleum products are permitted uses. This zone provides the basic urban land use pattern for large lot, commercial uses serving much of the City with direct access on an arterial street and design standards for greater automobile and truck traffic. 17.22.040 - Permitted uses. A. Art galleries and museums. B. Financial services offices, such as banks, financial institutions, insurance and real estate services offices. C. Personal service facilities, such as barber and beauty shops. D. Business colleges, trade schools, and personal instruction, such as music, art, and dance schools. E. Business and professional offices. F. Child day-care centers and pre-schools. G. Churches. H. Drug stores, pharmacies. I. Equipment rentals. J. Food and beverage establishments, such as restaurants, cafeterias, drive-in restaurants, cocktail lounges, and taverns, provided that drive-in restaurants, restaurants with cocktail lounges, and taverns that have direct customer access to an alley abutting residentially zoned property shall be conditional uses. K. Food item retail sales, such as bakery shops, delicatessens, grocery stores, and supermarkets. L. General merchandise sales. M. Hardware stores. N. Household furnishings stores, such as appliance stores, furniture stores, office equipment stores, and stereo stores. O. Libraries. P. Medical/dental offices and clinics and laboratories. Department of Community & Economic Development Staff Report March 23, 2016 REZ 16-01 – Amoroso et. al. Page 10 Q. Medical supply stores. R. Printing, blueprinting, photo developing and reproduction. S. Public parks and recreation facilities. T. Reconstruction, remodeling, or improvements to residential structures existing or established prior to January 1, 2007. U. Repair services, such as appliance repair, furnishings repair, shoe repair, and TV and stereo repair services. V. Residential uses, as permitted in PAMC 17.15.020, on the first floor or above with a primary commercial use located fronting that portion of the site facing an arterial street. W. Self-service laundries. X. Service stations. Y. Sign shops. Z. Specialty shops such as gift, florist, hobby, antique, candy, ice cream, movie rental, bicycle, book, computer, toy, and retail pet stores. AA. Small animal veterinary offices. 17.22.050 - Accessory uses. Accessory uses determined by the Director of Community and Economic Development to be compatible with the intent of this chapter are permitted. 17.22.160 - Conditional uses. A. Clubs and lodges. B. Drive-in restaurants, restaurants with cocktail lounges and taverns that have direct customer access to an alley abutting residentially zoned property. C. Fire stations. D. Frozen food or cold storage lockers. E. Funeral homes and mortuaries. F. Hotels, motels and hostels. G. Microbreweries. H. Off-street parking structures and lots. I. Self-service car washes. J. Utility buildings and structures. K. Other uses compatible with the intent of this chapter. 17.96.100 Amendments. A. In determining if an amendment to these regulations is needed, the City Council shall give due consideration to the proper relationship of such amendment to the Comprehensive Plan and the Department of Community & Economic Development Staff Report March 23, 2016 REZ 16-01 – Amoroso et. al. Page 11 entire Zoning Regulations; it being the intent to retain the integrity and validity of the zones herein described and to avoid any isolated spot zoning changes in the Zoning Map. B. Any amendments adopted by the Council may be modified from the form in which they were advertised within the limits necessary to relate properly such amendment or amendments to the Zoning Regulations. Final action on such modifications shall be subject to review and report of the Planning Commission prior to final passage by the City Council. C. No application for a change of zoning of any lot, parcel or portion thereof shall be considered by the Council within one year of the final action of the Council upon a prior application covering any of the same described land. This provision, however, shall not impair the right of the Council to propose by their own action any amendment or change in the boundaries of any of the zones in these regulations. In addition to consistency with the Comprehensive Plan, the Planning Commission can determine that there are circumstances that have changed since the time the present zoning was approved years ago. Other. Subsequent development of the property would require compliance with various chapters of the Port Angeles Municipal Code, as it applies. 5th St 1st St Lincoln St3rd St Laurel St2nd St Oak St4th St Laurel St4th St Vertical Datum = NAVD 88Horizontal Datum = NAD 83/91 100 Feet ´This map is not intended for use as a legal description. Locations of features areapproximate only. Topographic/Map features are +-5 feet of actual locations. Thismap/drawing is produced by the city of Port Angeles for its own use and purposes.Any other use of this map/drawing shall not be the responsibility of the City. Water main WWater main SWater main Electrical distribution Area Map Attachment CREZ 16-01 Parcel Location Map A B C D E F G H I 5th St CSD PBP RHD CBD CO CA 1st St Lincoln St3rd St Laurel St2nd St Oak St4th St Laurel St4th St 110 223 105 420 406 101 112 212 104 111 119 202 122 312 111 104 122 138 111 220 105 105 120 402 220 212 117 131 222 114 418 125 226 218 214 136 412 120 101 118 111 306 127 138 108 114 131 128 132 139 116 126 102 114 127 204 106 119 118 102 217 208 112112 110 408 106108 120 117 123 301 201 209 130 129 133 117 110 126 133 121 109 136 104 105 403 213 115 102 219 132 216 122 112 220 114 122 127 119 108 115 133 118 117 214 113 115 220 113 139 137 105 221 129 211 213 205 111 409 103 211 126 101 207 138 120 118 219 213 217 215 217 109 109 218 126 106104 122 108 227 103 115 110 214 113 223 411 232 205 127214 113 221 124 202 418 403 138 113 109 Vertical Datum = NAVD 88Horizontal Datum = NAD 83/91 100 Feet ´This map is not intended for use as a legal description. Locations of features areapproximate only. Topographic/Map features are +-5 feet of actual locations. Thismap/drawing is produced by the city of Port Angeles for its own use and purposes.Any other use of this map/drawing shall not be the responsibility of the City. Water main WWater main SWater main Electrical distribution Area Map REZ 16-01 Parcel and Zoning Map 5th St 4 3 2 1 2 3 4 5 6 7 8 9 9 8 7 6 5 4 3 2 1 5 4 3 2 5 1 1 2 5 4 3 3 2 1 1 2 3 4 5 6 9 7 8 9 4 5 6 7 8 9 1 2 3 4 1 2 5 3 6 4 7 5 8 6 7 9 8 9 8 6 3 6 1 4 77 6 11 11 11 11 11 11 11 7 12 13 10 10 14 20 15 19 18 17 16 15 14 13 12 16 12 13 14 15 16 17 17 18 19 20 18 19 20 20 18 15 16 17 17 18 19 20 16 12 15 14 13 12 10 17 16 15 14 13 10 12 10 13 20 19 18 17 13 12 10 18 10 13 13 9 2 14 88 19 14 15 14 20 20 9 8 12 9 5 1617 19 19 18 18 14 7 8 17 9 6 18 13 3 18 15 10 1 7 16 10 11 19 18 1 17 17 7 6 6 ST53 ST70 ST88 ST69 ST32 ST54 ST52 ST168 ST31 ST91 ST71 ST68 ST33 ST15 ST169ST167 ST16 1st St Lincoln St3rd St Laurel St2nd St Oak St4th St 4th St 110 223 105 420 406 101 112 212 104 111 119 202 122 312 111 104 122 138 111 220 105 105 120 402 220 212 117 131 222 114 418 125 226 218 214 136 412 120 101 118 111 306 127 138 108 114 131 128 132 139 116 126 102 114 127 204 106 119 118 102 217 208 112112 110 408 106108 120 117 123 301 201 209 130 129133 117 110 126 133 121 109 136 104 105 403 213 115 102 219 132 216 122 112 220 114 122 127 119 108 115 133 118 117 214 113 115 220 113 139 137 105 221 129 211 213 205 111 409 103 211 126 101 207 138 120 118 219 213 217 215 217 109 109 218 126 106104 122 108 227 103 115 110 214 113 223 411 232 133 205 127214 113 221 124 202 418 403 138 109 Vertical Datum = NAVD 88Horizontal Datum = NAD 83/91 100 Feet ´This map is not intended for use as a legal description. Locations of features areapproximate only. Topographic/Map features are +-5 feet of actual locations. Thismap/drawing is produced by the city of Port Angeles for its own use and purposes.Any other use of this map/drawing shall not be the responsibility of the City. Water main WWater main SWater main Electrical distribution Area Map REZ 16-01 Lot and Block Map 5th St 1st St Lincoln St3rd St Laurel St2nd St Oak St4th St Laurel St4th St 110 223 105 420 406 101 112 212 104 111 119 202 122 312 111 104 122 138 111 220 105 105 120 402 220 212 117 131 222 114 418 125 226 218 214 136 412 120 101 118 111 306 127 138 108 114 131 128 132 139 116 126 102 114 127 204 106 119 118 102 217 208 112112 110 408 106108 120 117 123 301 201 209 130 129 133 117 110 126 133 121 109 136 104 105 403 213 115 102 219 132 216 122 112 220 114 122 127 119 108 115 133 118 117 214 113 115 220 113 139 137 105 221 129 211 213 205 111 409 103 211 126 101 207 138 120 118 219 213 217 215 217 109 109 218 126 106104 122 108 227 103 115 110 214 113 223 411 232 205 127214 113 221 124 202 418 403 138 113 109 Vertical Datum = NAVD 88Horizontal Datum = NAD 83/91 100 Feet ´This map is not intended for use as a legal description. Locations of features areapproximate only. Topographic/Map features are +-5 feet of actual locations. Thismap/drawing is produced by the city of Port Angeles for its own use and purposes.Any other use of this map/drawing shall not be the responsibility of the City. Water main WWater main SWater main Electrical distribution Area Map REZ 16-01 Aerial and Address Map Attachment “D” Department of Community and Economic Development Staff Report REZ 16-01 - Amoroso et. al.March 23, 2016 5thSt 1stSt LincolnSt3rdSt LaurelSt2ndSt OakSt4thSt LaurelSt4thSt Vertical Datum = NAVD 88Horizontal Datum = NAD 83/91 100 Feet ´This map is not intended for use as a legal description. Locations of features areapproximate only. Topographic/Map features are +-5 feet of actual locations. Thismap/drawing is produced by the city of Port Angeles for its own use and purposes.Any other use of this map/drawing shall not be the responsibility of the City. Water main WWater main SWater main Electrical distribution Area Map Location of Site Photographs 1 23 4 5 6 8 7 9 10 11 12 13 Department of Community and Economic Development Staff Report REZ 16-01 - Amoroso et. al.March 23, 2016 1. Southern View from the Northern Terminus of the Proposed rezone area. 2. Southeast view of 120 West 2nd Street Department of Community and Economic Development Staff Report REZ 16-01 - Amoroso et. al.March 23, 2016 3. Northern View of Vacant Parcels along 2nd 4. Eastern View of Laurel/2nd Street Intersection Department of Community and Economic Development Staff Report REZ 16-01 - Amoroso et. al.March 23, 2016 5. Eastern View of 208 South Laurel Street 6. Eastern View of 214 South Laurel Street Department of Community and Economic Development Staff Report REZ 16-01 - Amoroso et. al.March 23, 2016 7. Eastern View of 218 South Laurel Street 8. Eastern View of Laurel /3rd Street Intersection Department of Community and Economic Development Staff Report REZ 16-01 - Amoroso et. al.March 23, 2016 9. Eastern View of 104 West 3rd Street 10. Eastern View of 105 West 4th Street Department of Community and Economic Development Staff Report REZ 16-01 - Amoroso et. al.March 23, 2016 11. Eastern View of the Laurel/4th Street Intersection 12. Eastern View of 406 South Laurel Street Department of Community and Economic Development Staff Report REZ 16-01 - Amoroso et. al.March 23, 2016 13. Northern View from the Southern Terminus of the Proposed rezone area. TO: Planning Commission FROM: Ben Braudrick, Assistant Planner DATE: March 23, 2016 RE: Street Vacation Petition – STV 16-01 OLYMPIC MEDICAL CENTER PETITIONER: Olympic Medical Center LOCATION: A portion of Columbia Street west of Chambers Street PROPOSAL: Vacation of right of way. RECOMMENDATION: Staff recommends that the Planning Commission forward a recommendation of approval to the City Council to vacate a portion of Columbia Street west of Chambers Street in the petition submitted as STV 16-01. This recommendation is being made per the 4 conditions, 10 findings, and 3 conclusions identified in Attachment A to this staff report. ISSUE: The applicants (Olympic Medical Center) submitted a petition, as property owners of abutting rights-of-way known as Columbia Street abutting Lots 15-18, Block 3 and Lots 1-4, Block 4 of the Puget Sound Cooperative Colony Subdivision in the Townsite of Port Angeles. The area under consideration is attached to this staff report as an exhibit to the petition that is attached as Attachment “B.” The Olympic Medical Center’s (OMC) ownership in this area consists of a large land patent (approximately 7.64 acres) signed by President Truman in 1948 which is the site of the medical center’s main facility and surrounding properties (approximately 8 acres total) that have since been purchased to be developed as ancillary to the main facility. Properties owned by OMC in this area are zoned PBP Public Buildings and Parks and OC Office Commercial. Properties in general vicinity are zoned CO with the exception of properties east of Jones that are designated for RS-7 Residential Single Family development. The subject site and many properties from COMMUNITY & ECONOMIC DEVELOPMENT DEPARTMENT Race Street east to Jones Street, are developed as office commercial or professional uses with some remaining single family residences scattered throughout. Property development west of Race Street zoned RS-7 and CO is largely residentially developed. The proposed vacation of alley right-of-way is requested will allow OMC to expand its services to the public by allowing for better arrangement of the helicopter landing site. The Pad is currently inadequate for some types of aircraft. When an emergency aircraft does land at the facility, multiple hospital employees are required to place temporary safety fencing, and those employees that are parked adjacent to the helipad are sometimes forced to wait for the area in which they are parked to safely open before they may leave. The vacation of a portion of Columbia Street will allow rearrangement of parking, movement of the landing site away from the Marine Bluff, and the placement of permanent safety fencing surrounding the landing pad. Vacation of the Street is necessary in order to consolidate the area in a safe manner and to provide additional off street parking for employees who now park directly adjacent to the Helicopter landing site. The Vacation will also allow for the reconstruction of the helicopter landing site so that Olympic Medical Center may provide more comprehensive emergency services to the North Olympic Peninsula. Site access will not be affected by the vacation as proposed of Columbia Street as the street is a dead-end into the Olympic Medical Center Helipad and eastern parking lot. Traffic will continue to flow east and west along Columbia Street from Chambers and Jones Streets without additional impacts to adjacent property owners. DEPARTMENTAL REVIEW: The Fire Department had no objections – emergency access to existing structures adjacent the proposed vacation must be allowed permanent unencumbered access within 150 feet of the furthest point of the building. The Public Works and Utilities Department – had no objection. Easements should be made for necessary access to applicable public utilities. PUBLIC COMMENT: Public notice was placed at each end of the area proposed for vacation on March 13, 2015, such that those who might be affected by the vacation would be aware of the intended action. Legal publication also appeared in the Peninsula Daily News on March 18, 2015. No comments have been received during the written public notification timeline. COMPREHENSIVE PLAN: The Comprehensive Plan establishes the long-range goals and policies of the City. It is the basis upon which City officials are to make land use decisions. Any development project proposed in the City must be consistent with the goals and policies of the City’s Comprehensive Plan. The Comprehensive Plan and Land Use Map identify the site as Commercial (C) and Low Density Residential (LDR). The Comprehensive Plan was reviewed in its entirety in consideration of the proposed street vacation. Specific goals and policies found to be most relevant to the proposal are identified in Attachment "C" to this staff report. ZONING: The Zoning Ordinance is the primary implementing ordinance for the Comprehensive Plan. It establishes what types of uses are permitted and where they may be located in the City. It also establishes minimum design standards for such uses. Like the Comprehensive Plan, any project proposed in the City must be consistent with the regulations of the zone in which it is located. The Zoning Map identifies the large site area as CO Commercial Office, and PBP Public Buildings and Parks, with areas to the east of the site zoned CO Commercial Office. North of this area is shoreline marine bluff. The vacated right-of-way will take on the zoning of adjacent property to the north and south, with the midpoint of the right-of-way delineating that division. The southern vacated right-of-way will become CO, Commercial Office, and the northern vacated right of way will become PBP, Public Buildings and Parks. Specific zoning requirements are listed in Attachment “C.” Attachments: “A” Findings and Conclusions “B” Comprehensive Plan citations “C” Petition and Map ATTACHMENT "A" Conditions, Findings, and Conclusions in Support of STV 16-01 OLYMPIC MEDICAL CENTER 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 within the vacated portion of Columbia 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 within the proposed vacated area. 4. Emergency access to existing structures adjacent the proposed vacation must be allowed permanent unencumbered access within 150 feet of the furthest point of the building. 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 15-18, Block 3 and Lots 1-4, Block 4 of the Puget Sound Cooperative Colony Subdivision in the Townsite of Port Angeles submitted to the City on January 29, 2016, by abutting property owner Olympic Medical Center. The petition requests vacation of a portions of Columbia Street. 2. Information accompanying the petition indicated that vacation of the rights-of-way as proposed will allow OMC to expand its services to the public by allowing for better arrangement and protection of the helicopter landing site and rearrangement and expansion of existing parking to accommodate for those changes 3. 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. 4. 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 within the vacated area. 5. 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 Commercial Goal and Policies Goal D, Policy 3 are most relevant to the proposal. 6. 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 Code. 7. The site was posted regarding the proposed land use action on March 3 and 10, 2016, with legal publication appearing in the Peninsula Daily News on March 13, 2016. No comments were received as a result of this public notification process. The Planning Commission public hearing was scheduled for March 9, 2015 and continued to March 23, 2016. 8. 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. 9. The City Council’s Real Estate Committee met on February 1, 2016, 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. 10. The Port Angeles City Council set a public hearing date for action on the street vacation petition by Resolution on February 16, 2016, and forwarded the petition to the Planning Commission for a recommendation. The City Council will conduct a public hearing on the matter on April 5, 2016. Conclusions: A. Any improvements made to the vacated 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. ATTACHMENT B COMPREHENSIVE PLAN and ZONING ORDINANCE COMPREHENSIVE PLAN The subject property is designated (C) Commercial on the City’s Comprehensive Plan Land Use Map. The Comprehensive Plan was reviewed in its entirety in consideration of the proposed street vacation, and the following goals and policies were found to be most relevant to the proposal: Land Use Map Goal and Policy Goal A - To guide current and future development within the City in a manner that provides certainty to its citizens about future land use and the flexibility necessary to meet the challenges and opportunities of the future. Commercial Goals and Policies Goal D -To create and maintain a healthy and diverse commercial sector for a balanced and stable local economy. Policy 3 -The City should vacate rights-of-way to facilitate retention of existing businesses and location of new businesses where land assembly is necessary to achieve the desired urban design of the City. ZONING: The site is zoned PBP Public Buildings and Parks and CO Commercial Office. PBP Zone: This is a zoning designation for publicly-owned property, or property less suitable for development by reason of its topography, geology, or some unusual condition or situation. Much of the land so designated may best be left as "green belts". Except for low density private residential uses, permitted uses are mostly public utilities and large civic facilities. This zone provides the basic urban land use pattern for public facilities, open space, and environmentally sensitive areas where public interests are directly involved and with allowances for very low density private residential use, subject to environmental impact mitigation. CO Zone. This is a commercial zone intended for those business, office, administrative or professional uses that do not involve the retail sale of goods, but rather provide a service to clients, the provision of which does not create high traffic volumes, involve extended hours of operation, or contain impacts that would be detrimental to adjacent residential areas. Commercial uses that are largely devoid of any impacts detrimental to single-family residential uses are allowed. This zone provides the basic urban land use pattern for small lot, transitional uses between residential neighborhoods and commercial zones with direct access on an arterial street and design standards compatible with residential development.