HomeMy WebLinkAbout1033 W. 11th Street 1033 W. 11th Street CUP 06-05B
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DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT
TO: Planning Commission
FROM: Nathan A. West
DATE: September 27, 2006
RE: Conditional Use Permit - CUP 06-05
APPLICANT: Justin L. Huff
OWNER: Same
LOCATION: 1033 and 1033 '/2 West I I 1 Street.
REQUEST: Accessory Residential Unit in an RS-7 Residential Single Family zone
RECOMMENDATION
The Planning Division recommends that the Planning Commission approve CUP 06-05 with 5
conditions, citing 12 findings and 5 conclusions in support of that action as listed in Attachment A to
this staff report.
EXISTING CONDITIONS IN AREA
The subject property is located on 11`h Street between C and D Streets. Nearby lots vary in size
and dimension. The subject site measures 140' in depth by 50' in width and is approximately 7,000
square feet in area. No environmentally sensitive areas exist on the site. The site is accessed from I I 1
Street, which is an improved local access street. The site has a slope of approximately 3%. The
application and site maps are attached as Attachment C.
Development in the area predominately consists of single family residential structures located in
the RS-7 zone. Accessory Residential Units are allowable as a conditional use in RS-7 Zones. The
nearest zoning to the east (200 feet) is Commercial Neighborhood. The nearest multi-family use is
located approximately 400 feet to the east of the site at the intersection of West 10`' and `C' Street in the
CN zone.
AGENCY COMMENTS
City Departments reviewed the proposal and provided the following comments:
The Fire Department: had no objections or comments.
J
Conditional Use Permit CUP 06-05 Huff
September 27,2006
Page 2 V
.x
e 'tib i `Wor a tilities Department
k,1L�►'' Four(4) off street parking spaces will be required.
2. Separate electrical and water meters are required for each unit.
3. The driveway shall be constructed to City standards.
The Building Division of DCED
1. A building permit is required for the construction. Construction will be per IRC
requirements.
PUBLIC COMMENT
Notification of the proposed action was placed in the Peninsula Daily News on.
September 6, 2006, posted on the site on September 5, 2006, and mailed to property owners
within 300 feet of the subject property on September 1, 2006. No comments were received
during the public comment period for the proposal which ended September 23, 2006.
Comprehensive Plan
The Comprehensive Plan establishes the long range goals and policies of the City. Any
project proposed in the City must be consistent with the goals and policies of the Comprehensive
Plan. The Comprehensive Plan Land Use Map identifies the site as being in the North West
Planning Area and designates the site as being Low Density Residential. The Comprehensive
Plan's policies have been reviewed with regard to the proposed application and the policies
identified in Attachment B to this staff report are found to be the most relevant to the proposal.
Single family and multi-family residences are legitimate components of district
development. The proposal would allow for a density that is in compliance with low density
residential areas.
Zoning Ordinance
The Zoning Ordinance is the primary implementing ordinance for the Comprehensive
Plan. It establishes what types of uses are permitted in specific zones, definitions of uses, and
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 subject property as RS-7 Residential Single Family. Surrounding properties
are predominately zoned RS-7 Residential Single Family with some nearby Commercial
Neighborhood approximately 200 feet to the east. Specific sections applicable to accessory
residential development in the RS-7 are listed below for reference.
Port Angeles Municipal Code (PAMC) Section 17.10.010 states the purpose of the RS-7
Zone as "a low density residential zone intended to create and preserve urban single family
residential neighborhoods consisting of predominantly single family homes on standard
Townsite-size lots. Uses which are compatible with and functionally related to a single family
residential environment may also be located in this zone..."
Port Angeles Municipal Code (PAMC) Section 17.08.040(A) establishes that accessory
residential units are permitted in the RS-7 zone by conditional use permit.
PANIC Section 17.08.010(B)defines an Accessory Residential Unit as "a dwelling unit
which is incidental to a detached single family residence, is subordinate in space (i.e., fifty
Conditional Use Permit CUP 06-05 Huff
September 27,2006
Page 3
percent 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."
PANIC Section 17.08.025(J) defines a dwelling unit as "one or more rooms which are
arranged, designed,or used as living quarters for one family only. Individual bathrooms are not
necessarily provided, but complete single kitchen facilities, permanently installed, shall always
be included for each dwelling unit."
Section 17.10.050 PAMC Required Existing
RS-7 Residential Single Family
Minimum lot area 7,000 sq.ft. 7,000 sq.ft.
Minimum lot width 50' 50'
Minimum setbacks - Front/Rear 20' 91', 20'
Minimum side setbacks 7' 17', 8'
Maximum lot coverage 30% 36%
STAFF ANALYSIS
As indicated in the table above the proposal conforms to the Port Angeles Municipal
Code. Per PANIC 17.11.040(A), an accessory residential unit(ARU) requires a conditional use
permit when proposed in a residential single family zone. An ARU may be no larger than 50%
the size of the primary unit. The proposed accessory residential unit consists of a 672 sq.ft.
dwelling unit on the second floor of a detached accessory garage. The single family residence is
1,943 sq. ft. The ARU is 35%the size of the single family residence. Separate utility
connections will be required as a condition of approval.
PANIC 14.40.060(D) requires 2 off-street parking spaces for each residential unit for a
total of 4 off-street parking spaces. The site plan has denoted two parking spaces on the property
as well as a two car garage in order to satisfy this requirement for a minimum of four (4) off
street parking spaces.
The proposal is consistent with the relevant sections of the Port Angeles Municipal Code
and the Comprehensive Plan.
Building Statistics
Single Family Residence 1,943.3 sq.ft.
Accessory Residential Unit 672 sq.ft.
Total Living Space 2,615.3 sq.ft.
Garage 672 sq.ft.
Footprint 1,982.6 sq.ft.
Total Square Footage 3,287.3 sq.ft.
Lot Coverage 28%
Conditional Use Permit CUP 06-05 Huff
September 27,2006
Page 4
STATE ENVIRONMENTAL POLICY ACT (SEPA) REVIEW AND
COMPLIANCE
A Determination of Non-Significance was issued by the City's Responsible Official on
September 25, 2006, with regard to the proposal. This satisfies the City's responsibility under
the State Environmental Policy Act (SEPA).
Attachments: A -Conditions, Findings, and Conclusions
B-Zoning Ordinance, Comprehensive Plan,and Other Municipal
Code References
C—Application,site plan, floor plans, and map
ATTACHMENT A
Conditional Use Permit CUP 06-05 Huff
September 27,2006
Page 5
CONDITIONS, FINDINGS, AND CONCLUSIONS IN SUPPORT OF
CUP 06-03
Conditions:
1. Separate electrical and water meters are required for each dwelling unit.
Addressing for each dwelling unit shall be clearly identified as 1033 and 1033 '/2
West 11`h 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.
3. Smoke detectors are required per the International Residential Code.
4. Driveway and site access shall be constructed to Public Works and Utilities
Standards.
5. All utility improvements including water, sanitary sewer, storm drainage and
electrical are to be completed to the satisfaction of the Public Works and Utilities
Department prior to occupancy of the structure.
Findings:
Based on the information provided in the Community and Economic Development Staff
Report for CUP 06-05 dated September 27, 2006, 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. Justin L. Huff submitted a Conditional Use Permit application for an accessory
residential unit on August 29, 2006. The applicant owns the subject property.
2. The proposed site is legally described as Lot 13 Block 318 of the Townsite of Port
Angeles and is located at 1033 and 1033 '/2 West 11th Street.
3. Section 17.08.040(A) establishes that accessory residential units may be permitted by
Conditional Use Permits in residential zones. The site is zoned Residential Single.Family
(RS-7) and is 7,000 sq.ft. in area. Zoning 200' to the east is Commercial Neighborhood.
Conditional Use Permit CUP 06-05 Huff.
September 27,2006
Page 6
4. Section 17.10.010 identifies the purpose of the RS-7 zone as "a low density residential
zone intended to create and preserve urban single family residential neighborhoods
consisting of predominantly single family homes on standard Townsite-size lots. Uses
which are compatible with and functionally related to a single family residential
environment may also be located in this zone..."
5. PAMC Section 17.08.010(B) defines an Accessory Residential Unit as "a dwelling unit
which is incidental to a detached single family residence, is subordinate in space (i.e.,
fifty percent 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."
6. The site is located in the City's North West Planning Area. The Comprehensive Plan
designates the site as Low Density Residential. Adjacent designations are Low Density
Residential and Commercial. The following sections of the Comprehensive Plan support
the proposal: Land Use Element Goal A and Policy A.2 and C2, Housing Element A.6
and B.6, and Transportation Element Policy B.14.
7. The subject site is located on the north side of W. 11th Street east of D Street.
Development in the neighborhood includes predominately single family residential uses.
The nearest multi-family use can be found at the intersection of W. 10th and C Street 400
east of the site located in the Commercial Neighborhood zone.
8. Per 17.96.050 PAMC, 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. 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.
9. Site access must comply with Public Works and Utilities Standards.
Conditional Use Permit CUP 06-05 Huff
September.27,2006
Page 7
10. Notification of the proposed action and conditional use permit application was placed in
the Peninsula Daily News on September 6, 2006. Public notice was mailed to property
owners within 300 feet of the subject property on September 1, 2006. The site. was
posted on September 5, 2006. No comments were received as a result of the public
notice period.
11. A Determination of Non-Significance was issued for this proposed action on September
25, 2006.
12. The Planning Commission conducted a public hearing on the proposal at the September
27, 2006, regular meeting.
Conclusions.-
Based
onclusions.Based on the information provided in the Department of Community Development Staff
Report for CUP 06-05 dated September 27, 2006, 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:
1. As.conditioned, the proposal is consistent with the intent of the Comprehensive
Plan, specifically with Land Use Element Goal A and Policy A.2 and C2, Housing
Element A.6 and B.6, and Transportation Element Policy B.14.
2. The proposal is consistent with requirements for approval of a conditional use
permit as specified in PAMC 17.96.050, and with the requirement of a conditional
use permit for an accessory residential unit in the RS-7 zone as identified in
sections 17.08.010(B) and 17.10.040(A) of the Port Angeles Municipal Code.
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
that are not in conflict with uses expected in the RS-7 zone.
5. The City's responsibility under the State Environmental Policy Act in review of the
proposal has been satisfied.
ATTACHMENT B
Conditional Use Permit CUP 06-05 Huff
September 27,2006
Page 8
COMPREHENSIVE PLAN AND ZONING ORDINANCE INFORMATION
COMPREHENSIVE PLAN
Residential Land Use Element
Policy A 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 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.
Policy C 2: 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, daycare 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.
Housing Element
Policy B 6: Adequate low and moderate income housing opportunities should be provided within
the Port Angeles Planning Area.
ZONING ORDINANCE
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 definitions of uses, and 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 subject property as Residential
Single Family (RS-7).
The purpose and intent of the RS-7 zone is as follows:
"This is a low density residential zone intended to create and preserve urban
single family residential neighborhoods consisting ofpredominantly single family
homes on standard Townsite-size lots. Uses which are compatible with and
functionally related to a single family residential environment may also be
located in this zone"
Conditional Use Permit CUP 06-05 Huff
September 27,2006
Page 9
PAMC 17.96.050 (Conditional Use Permit) states that the Planning Commission may grant a
conditional use permit approval which is: 1) consistent with the zone in which the proposal is
located; 2) consistent with the Comprehensive Plan; and 3) not contrary to the public use and
interest. Appropriate conditions may be made to ensure compliance with these criteria. Denial
of an application may be made should the proposed use defeat the purpose of the zone by
introducing incompatible, detrimental or hazardous conditions.
PAMC 17.96.050 specifies procedures for the review and processing of conditional use
permit applications, as follows:
17.96.050 Conditional Use Permit
A. The Planning Commission shall consider applications for Conditional Use
Permits of uses 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. The Planning Commission may refuse to
issue a Conditional Use Permit if the characteristics of the intended use as related to the
specific proposed site are such as would defeat the purpose of these Zoning Regulations by
introducing incompatible, detrimental, or hazardous conditions.
B. In each application the Planning Commission may impose whatever
restrictions or conditions they consider essential to protect the public health, safety, and
welfare, and to prevent depreciation of neighboring property.
C. Purpose of a Conditional Use Permit: The purpose of a Conditional Use Permit
shall be to assure that the maximum degree of compatibility between uses shall be attained. The
purpose of these regulations shall be maintained with respect to the particular use of the
particular site and in consideration of other existing and potential uses within the general area
in which such use is to be located.
File
i
Re D
APPLICANTIOWNER INFORMATION: AUG 2 9 2006
CITY T Applicant: Dept..ofOComm�unity De a opment
-Address 1035 ;w 114A,\ 5+ Daytime phone #: 32
*Applicant's representative (if other than applicant):
Address: Daytime phone #:
Property owner (if other than applicant):
Address: Daytime phone #:
PROPERTY INFORMATION:
Street address: 1033 W 114%, Sf /, A)
Legal description: L61 /s, 4 z
CIe j(a,,,t� �
rccvr�o� � '
Zoning: C5- -7 Comprehensive Plan designation: ,W
Property dimensions: ,max 1yaProperty area (total square feet): -?Doo,,, 44t
Physical characteristics (i.e., fiat, sloped, vacant, developed, etc.):
PROPOSED USE USE INFORMATION:
Please describe the proposed use: 4wo car g�e, bPdro m
Number of employees: r )lh Hours of operation: �Jl j
Number of on-site parking spaces: _ Number of off-site parking spaces: 5(
Building area (total square feet of floor area for the proposed activity): j314y f4
SIGNATURES:
Applicant: I certify that all of the above statements are true and complete to the best of my knowledge and
acknowledge that wilful misrepresentation of information will terminate this permit application. I have read this
application in its entirety and understand my that submittal will be reviewed for completeness and, if found to
be complete, will be scheduled for the next available Planning Commission meeting.
Applicant's Signature n1vDate
Owner's Signature (if other than applicant): Date
PROJECT DATA
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20NING R6-7
ALLOWABLE LOT COVERAGE 30%
LOT AREA=7000 sq6 VN
TOTAL BLDG GROUND COVER.1 WB.6,q,
ACTUAL LOT COVERAGE=27.7 Y.
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%' ,•••�•�� CUP 06-05 Huff Accessory
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ORTNGELES FILE
W A S H I N G T O N, U S. A.
DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT
TO: Planning Commission
FROM: Nathan A. West
DATE: September 27, 2006
RE: Conditional Use Permit - CUP 06-05
APPLICANT: Justin L. Huff
OWNER: Same
LOCATION: 1033 and 1033 t/2.West 11th Street.
REQUEST: Accessory Residential Unit in an RS-7 Residential Single Family zone
RECOMMENDATION
The Planning Division recommends that the Planning Commission approve CUP 06-05 with 5
conditions, citing 12 findings and 5 conclusions in support of that action as listed in Attachment A to
this staff report.
EXISTING CONDITIONS IN AREA
The subject property is located on 1 lth Street between C and D Streets. Nearby lots vary in size
and dimension. The subject site measures 140' in depth by 50' in width and is approximately 7,000
square feet in area. No environmentally sensitive areas exist on the site. The site is accessed from 11 th
Street, which is an improved local access street. The site has a slope of approximately 3%. The
application and site maps are attached as Attachment C.
Development in the area predominately consists of single family residential structures located in
the RS-7 zone. Accessory Residential Units are allowable as a conditional use in RS-7 Zones. The
nearest zoning to the east (200 feet) is Commercial Neighborhood. The nearest multi-family use is
located approximately 400 feet to the east of the site at the intersection of West 10th and `C' Street in the
CN zone.
AGENCY COMMENTS
City Departments reviewed the proposal and provided the following comments:
The Fire Department: had no objections or comments.
Conditional Use Permit CUP 06-05 Huff
Page 2'. t E
Ttihe+Publicorks and Utilities Department
1. Four(4) off street parking spaces will be required.
2. Separate electrical and water meters are required for each unit.
3. The driveway shall be constructed to City standards.
The Building Division of DCED
1. A building permit is required for the construction. Construction will be per IRC
requirements.
PUBLIC COMMENT
Notification of the proposed action was placed in the Peninsula Daily News on
September 6, 2006, posted on the site on September 5, 2006, and mailed to property owners
within 300 feet of the subject property on September 1, 2006. No comments were received
during the public comment period for the proposal which ended September 23, 2006.
Comprehensive Plan
The Comprehensive Plan establishes the long range goals and policies of the City. Any
project proposed in the City must be consistent with the goals and policies of the Comprehensive
Plan. The Comprehensive Plan Land Use Map identifies the site as being in the North West
Planning Area and designates the site as being Low Density Residential. The Comprehensive
Plan's policies have been reviewed with regard to the proposed application and the policies
identified in Attachment B to this staff report are found to be the most relevant to the proposal.
Single family and multi-family residences are legitimate components of district
development. The proposal would allow for a density that is in compliance with low density
residential areas.
Zoning Ordinance
The Zoning Ordinance is the primary implementing ordinance for the Comprehensive
Plan. It establishes what types of uses are permitted in specific zones, definitions of uses, and
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 subject property as RS-7 Residential Single Family. Surrounding properties
are predominately zoned RS-7 Residential Single Family with some nearby Commercial
Neighborhood approximately 200 feet to the east. Specific sections applicable to accessory
residential development in the RS-7 are listed below for reference.
Port Angeles Municipal Code (PAMC) Section 17.10.010 states the purpose of the RS-7
Zone as "a low density residential zone intended to create and preserve urban single family
residential neighborhoods consisting of predominantly single family homes on standard
Townsite-size lots. Uses which are compatible with and functionally related to a single family
residential environment may also be located in this zone..."
Port Angeles Municipal Code (PAMC) Section 17.08.040(A) establishes that accessory
residential units are permitted in the RS-7 zone by conditional use permit.
PAMC Section 17.08.010(B) defines an Accessory Residential Unit as "a dwelling unit
which is incidental to a detached.single family residence, is subordinate in space (i.e., fifty
Conditional Use Permit CUP 06-05 Huff
September 27,2006
Page 3
percent 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."
PAMC Section 17.08.025(J) defines a dwelling unit as "one or more rooms which are
arranged, designed, or used as living quarters for one family only. Individual bathrooms are not
necessarily provided, but complete single kitchen facilities, permanently installed, shall always
be included for each dwelling unit."
Section 17.10.050 PAMC Required Existing
RS-7 Residential Single Family
Minimum lot area 7,000 sq.ft. 7,000 sq.ft.
Minimum lot width 50' 50'
Minimum setbacks - Front/Rear 20' 91', 20'
Minimum side setbacks 7' 17', 8'
Maximum lot coverage 30% 36%
STAFF ANALYSIS
As indicated in the table above the proposal conforms to the Port Angeles Municipal
Code. Per PAMC 17.11.040(A), an accessory residential unit (ARU) requires a conditional use
permit when proposed in a residential single family zone. An ARU may be no larger than 50%
the size of the primary unit. The proposed accessory residential unit consists of a 672 sq.ft.
dwelling unit on the second floor of a detached accessory garage. The single family residence is
1,943 sq. ft. The ARU is 35% the size of the single family residence. Separate utility
connections will be required as a condition of approval.
PAMC 14.40.060(D) requires 2 off-street parking spaces for each residential unit for a
total of 4 off-street parking spaces. The site plan has denoted two parking spaces on the property
as well as a two car garage in order to satisfy this requirement for a minimum of four(4) off
street parking spaces.
The proposal is consistent with the relevant sections of the Port Angeles Municipal Code
and the Comprehensive Plan.
Building Statistics
Single Family Residence 1,943.3 sq.ft.
Accessory Residential Unit 672 sq.ft.
Total Living Space 2,615.3 sq.ft.
Garage 672 sq.ft.
Footprint 1,982.6 sq.ft.
Total Square Footage 3,287.3 sq.ft.
Lot Coverage 28%
Conditional Use Permit CUP 06-05 Huff +
September 27,2006
Page 4
STATE ENVIRONMENTAL POLICY ACT (SEPA) REVIEW AND
COMPLIANCE .
A Determination of Non-Significance was issued by the City's Responsible Official on
September 25, 2006, with regard to the proposal. This satisfies the City's responsibility under
the State Environmental Policy.Act (SEPA).
Attachments: A -Conditions, Findings, and Conclusions
B -Zoning Ordinance, Comprehensive Plan, and Other Municipal
Code References
C—Application,site plan, floor plans, and map
ATTACHMENT A
Conditional Use Permit CUP 06-05 Huff
September 27,2006
Page 5
CONDITIONS, FINDINGS, AND CONCLUSIONS IN SUPPORT OF
CUP 06-03
Conditions:
1. Separate electrical and water meters are required for each dwelling unit.
Addressing for each dwelling unit shall be clearly identified as 1033 and 1033 '/z
West 11th 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.
3. Smoke detectors are required per the International Residential Code.
4. Driveway and site access shall be constructed to Public Works and Utilities
Standards:
5. All utility improvements including water, sanitary sewer, storm drainage and
electrical are to be completed to the satisfaction of the Public Works and Utilities
Department prior to occupancy of the structure.
Findings:
Based on the information provided in the Community and Economic Development Staff
Report for CUP 06-05 dated September 27, 2006, 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. Justin L. Huff submitted a Conditional Use Permit application for an accessory
residential unit on August 29, 2006. The applicant owns the subject property.
2. The proposed site is legally described as Lot 13 Block 318 of the Townsite of Port
Angeles and is located at 1033 and 1033 '/z West 11th Street.
3. Section 17.08.040(A) establishes that accessory residential units may be permitted by
Conditional Use Permits in residential zones. The site is zoned Residential Single Family
(RS-7) and is 7,000 sq.ft. in area. Zoning 200' to the east is Commercial Neighborhood.
L/
Conditional Use Permit CUP 06-05 Huff
September 27,2006
Page 6
4. Section 17.10.010 identifies the purpose of the RS-7 zone as "a low density residential
zone intended to create and preserve urban single family residential neighborhoods
consisting of predominantly single family homes on standard Townsite-size lots. Uses
which are compatible with and functionally related to a single family residential
environment may also be located in this zone..."
5. PAMC Section 17.08.010(B) defines an Accessory Residential Unit as "a dwelling unit
which is incidental to a detached single family residence, is subordinate in space (i.e.,
fifty percent 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."
6. The site is located in the City's North West Planning Area. The Comprehensive Plan
designates the site as Low Density Residential. Adjacent designations are Low Density
Residential and Commercial. The following sections of the Comprehensive Plan support
the proposal: Land Use Element Goal A and Policy A.2 and C2, Housing Element A.6
and.B.6, and Transportation Element Policy B.14.
7. The subject site is located on the north side of W. 11th Street east of D Street.
Development in the neighborhood includes predominately single family residential uses.
The nearest multi-family use can be found at the intersection of W. 10th and C Street 400
east of the site located in the Commercial Neighborhood zone.
8. Per 17.96.050 PAMC, 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. 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.
9. Site access must comply with Public Works and Utilities Standards.
Conditional Use Permit CUP 06-05 Huff
September 27,2006
Page 7
10. Notification of the proposed action and conditional use permit application was placed in
the Peninsula Daily News on September 6, 2006. Public notice was mailed to property
owners within 300 feet of the subject property on September 1, 2006. The site was
posted on September 5, 2006. No comments were received as a result of the public
notice period.
11. A Determination.of Non-Significance was issued for this proposed action on September
25, 2006.
12. The Planning Commission conducted a public hearing on the proposal at the September
27, 2006, regular meeting.
Conclusions.-
Based
onclusions.Based on the information provided in the Department of Community Development Staff
Report for CUP 06-05 dated September 27, 2006, 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:
1. As conditioned, the proposal is consistent with the intent of the Comprehensive
Plan, specifically with Land Use Element Goal A and Policy A.2 and C2, Housing
Element A.6 and B.6, and Transportation Element Policy B.14.
2. The proposal is consistent with requirements for approval of a conditional use
permit as specified in PAMC 17.96.050, and with the requirement of a conditional
use permit for an accessory residential unit in the RS-7 zone as identified in
.sections 17.08.010(B) and 17.10.040(A) of the Port Angeles Municipal Code.
3. As conditioned, the proposal is consistent with PANIC Chapter 14.40 (Parking
Ordinance).
4. The use is in the public interest as it allows for a variety of housing opportunities
that are not in conflict with uses expected in the RS-7 zone.
5. The City's responsibility under the State Environmental Policy Act in review of the
proposal has been satisfied.
Conditional Use Permit CUP 06-05 Huff ATTACHMENT B
September 27,2006
Page 8
COMPREHENSIVE PLAN AND ZONING ORDINANCE INFORMATION
COMPREHENSIVE PLAN
Residential Land Use Element
Policy A 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 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.
Policy C 2: 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.
Housing Element
Policy B 6: Adequate low and moderate income housing opportunities should be provided within
the Port Angeles Planning Area.
ZONING ORDINANCE
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 definitions of uses, and 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 subject property as Residential
Single Family (RS-7).
The purpose and intent of the RS-7 zone is as follows:
"This is a low density residential zone intended to create and preserve urban
single family residential neighborhoods consisting ofpredominantly single family
homes on standard Townsite-size lots. Uses which are compatible with and
functionally related to a single family residential environment may also be
located in this zone"
J
Conditional Use Permit CUP 06-05 Huff
September 27,2006
Page 9
PAMC 17.96.050 (Conditional Use Permit) states that.the Planning Commission may grant a
conditional use permit approval which is: 1) consistent with the zone in which the proposal is
located; 2) consistent with the Comprehensive Plan; and 3) not contrary to the public use and
interest. Appropriate conditions may be made to ensure compliance with these criteria. Denial
of an application may be made should the proposed use defeat the purpose of the zone by
introducing incompatible, detrimental or hazardous conditions.
PAMC 17.96.0 50 specifies procedures for the review and processing of conditional use
permit applications, as follows:
17.96.050 Conditional Use Permit
A. The Planning Commission shall consider applications for Conditional Use
Permits of uses 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. The Planning Commission may refuse to
issue a Conditional Use Permit if the characteristics of the intended use as related to the
specific proposed site are such as would defeat the purpose of these Zoning Regulations by
introducing incompatible, detrimental, or hazardous conditions.
B. In each application the Planning Commission may impose whatever
restrictions or conditions they consider essential to protect the public health, safety, and
welfare, and to prevent depreciation of neighboring property.
C. Purpose of a Conditional Use Permit: The purpose of a Conditional Use Permit
shall be to assure that the maximum degree of compatibility between uses shall be attained. The
purpose of these regulations shall be maintained with respect to the particular use of the
particular site and in consideration of other existing and potential uses within the general area
in which such use is to be located.
File
e
Re D
APPLICANT/OWNER INFORMATION: nAU62006
CITY
PORT
ny ANGELES Depof Community Development
Address: . I03S ;w 114A,\ -S+ Daytime phone #: _S(6 -i Og_ R
*Applicant's representative (if other than applicant):
Address: Daytime phone #:
Property owner (if other than applicant):
Address: Daytime phone#:
PROPERTY INFORMATION:
Street address: 1033 W l l Sf l(FA)
Legal description: Lal Ps, R"2V9 .kwi,sffe 4 P,,+AWrler. r,fbrAed,i t/j o. 16 rlaf5 z�
rccordso� Ctalla�coa,
Zoning: {Z5- -7 Comprehensive Plan designation:
Property dimensions: _-_bx►gaProperty area (total square feet): -?ovos��'t
Physical characteristics (i.e., flat, sloped, vacant, developed, etc.): '/�-�
PROPOSED USE INFORMATION:
Please describe the proposed use:
Number of employees: Hours of operation: jJIA
Number of on-site parking spaces: Number of off-site parking spaces: q
Building area (total square feet of floor area for the proposed activity): Payy f4
SIGNATURES:
Applicant: I certify that all of the above statements are true and complete to the best of my knowledge and
acknowledge that wilful misrepresentation ofinfa-mation will terminate this permit application. I have read this
application in its entirety and understand my that submittal will be reviewed for completeness and, if found to
be complete, will be scheduled for the next available Planning Commission meeting.
Applicant's SignatureDate4 A
-29>-(j�
Owner's Signature (if other than applicant): Date
i
PROJECT DATA
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ALLOWABLE LOT COVERAGE 30% A
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CUP 06-05 Huff Accessory Residential Unit
// \.\\ ;/ // , / 111 ✓ / / { y / / /
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'GE
ES
ORTI
__
WH J I I 'I NV 1 V ill, U. S. A.
�� Community & economic Development Department
:October 1-05-2006 --- - - --. - : -
Mr: Justin Huff
1033 West l It" Street
Port Angeles, WA 98362
Re: Conditional Use Permit- CUP 06-0,Y
1033 and 1033 %West 1 lt'' Street
Dear Mr. Huff:
As you know, following a public hearing conducted on September 27, 2006, the City
Planning Commission approved your application for the development of an accessory
residential unit at 10331/2 West 11th Street. Conditions attached to permit approval are as
follows:
Conditions:
1. Separate electrical and water meters are required for each dwelling unit. Addressing
for each dwelling unit shall be clearly identified as 1033 and 1033 1/z West 1 it',
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.
3.. Smoke detectors are required per the International Residential Code.
4. Driveway and site access shall be constructed to Public Works and Utilities
Standards.
5. All utility improvements including water, sanitary sewer,storm drainage and
electrical are to be completed to the satisfaction of the Public Works and Utilities
Department prior to occupancy of the structure.
- }ti
Phone: 360-417-4750/ Fax: 360-417-4711
Website: www.cityofpa.us / Email: smartgrowth@cityofpa;us
321 East Fifth Street - P.O. Box 1150 / Port Angeles, WA 98362-0217
You must begin the development process.no later than one year.from the date of approval or
approval of the use will expire. If you have any questions regarding the permit conditions,
please don't hesitate to contact this Department.
Sincerely,
Sue Roberds
rianning Manager
Planning Commission Minutes
September 27,2006
Page 8
CONDITIONAL USE PERMIT - CUP 06-05 -HUFF, 1033 and 1033 % W. 12th
Street. A proposal to construct an accessory residential unit in the RS-7 Residential
Single Family zone.
Principle Planner Nathan West presented the staff s report recommending approval of
CUP 06-05.
Chair Kidd opened the public hearing.
Justin Huff, 1033 W. 11th Street, Port Angeles indicated that the accessory residential
unit will be occupied by the Huff family while they renovate the primary residence.
Chair Kidd asked how Mr. Huff intended to meet the parking requirement. Mr. Huff
indicated that the building exceeded the rear setback requirement leaving ample room for
parking between the alley and the garage. The garage will provide parking for the primary
residence.
Commissioner Snyder commented on the plan, indicating that he felt the proposed
building is attractive and asked if the accessory structure would match the primary residence.
Mr. Huff indicated that once the primary residence is renovated that the two structures would
match in style and color.
Jackie Griffith, 1030 W. 10th Street,Port Angeles a property owner across the 10/11
alley to the north of the subject site spoke in opposition to the project, objecting to the
interference with her view to the south and stating her feeling that allowing for residential
occupancy above a garage was inappropriate.
There being no further testimony, Chair Kidd closed the public hearing. She further
indicated that the Planning Commission is bound to make decisions that are consistent with the
existing municipal code and even if a neighbor is not in favor of a project, if it meets the
requirement of the code and is not detrimental to the general welfare of the public, they must act
accordingly and approve the project.
Commissioner Snyder moved to approve the conditional use permit with the
following conditions, findings, and conclusions:
Conditions:
1. Separate electrical and water meters are required for each dwelling unit.
Addressing for each dwelling unit shall be clearly identified as 1033 and
1033 % West 11th 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.
3. Smoke detectors are required per the International Residential Code.
4. Driveway and site access shall be constructed to Public Works and Utilities
Standards.
Planning Commission Minutes
September 27,2006
Page 9
5. All utility improvements including water, sanitary sewer, storm drainage
and electrical are to be completed to the satisfaction of the Public Works
and Utilities Department prior to occupancy of the structure.
Findings:
1. Justin L. Huff submitted a Conditional Use Permit application for an
accessory residential unit on August 29, 2006. The applicant owns the
subject property.
2. The proposed site is legally described as Lot 13 Block 318 of the Townsite
of Port Angeles and is located at 1033 and 1033 %2 West 11th Street.
3. Section 17.08.040(A) establishes that accessory residential units may be
permitted by Conditional Use Permits in residential zones. The site is
zoned Residential Single Family(RS-7) and is 7,000 sq.ft. in area. Zoning
200' to the east is Commercial Neighborhood.
4. Section 17.10.010 identifies the purpose of the RS-7 zone as "a low density
residential zone intended to create and preserve urban single family
residential neighborhoods consisting of predominantly single family homes
on standard Townsite-size lots. Uses which are compatible with and
functionally related to a single family residential environment may also be
located in this zone..."
5. PAMC Section 17.08.010(B) defines an Accessory Residential Unit as "a
dwelling unit which is incidental to a detached single family residence, is
subordinate in space (i.e., fifty percent 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."
6. The site is located in the City's North West Planning Area. The
Comprehensive Plan designates the site as Low Density Residential.
Adjacent designations are Low Density Residential and Commercial. The
following sections of the Comprehensive Plan support the proposal: Land
Use Element Goal A and Policy A.2 and C2, Housing Element A.6 and
B.6, and Transportation Element Policy B.14.
7. The subject site is located on the north side of W. 1 lth Street east of D
Street. Development in the neighborhood includes predominately single
family residential uses. The nearest multi-family use can be found at the
intersection of W. 10th and C Street 400 east ofh
t e site located in the
Commercial Neighborhood zone.
8. Per 17.96.050 PAMC, 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
Planning Commission Minutes
September 27,2006
Page 10
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. 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.
9. Site access must comply with Public Works and Utilities Standards.
10. Notification of the proposed action and conditional use permit application
was placed in the Peninsula Daily News on September 6, 2006. Public
notice was mailed to property owners within 300 feet of the subject
property on September 1, 2006. The site was posted on September 5, 2006.
No comments were received as a result of the public notice period.
11. A Determination of Non-Significance was issued for this proposed action
on September 25, 2006.
12. The Planning Commission conducted a public hearing on the proposal at
the September 27, 2006, regular meeting.
Conclusions:*
1. As conditioned, the proposal is consistent with the intent of the
Comprehensive Plan, specifically with Land Use Element Goal A and
Policy A.2 and C2, Housing Element A.6 and B.6, and Transportation
Element Policy B.14.
2. The proposal is consistent with requirements for approval of a conditional
use permit as specified in PAMC 17.96.050, and with the requirement of a
conditional use permit for an accessory residential unit in the RS-7 zone as
identified in sections 17.08.010(B) and 17.10.040(A) of the Port Angeles
Municipal Code.
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 that are not in conflict with uses expected in the RS-7 zone.
5. The City's responsibility under the State Environmental Policy Act in
review of the proposal has been satisfied.
The motion was seconded by Commissioner Harris and passed unanimously.
i
• ORTNGELES
W A S H I N G T O N, U. S. A.
t_ Z
DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT
TO: Planning Commission
FROM: Nathan A. West
DATE: September 27, 2006
RE: Conditional Use Permit - CUP 06-05
APPLICANT: Justin L. Huff
OWNER: Same
LOCATION: 1033 and 1033 t/2 West l lth Street.
REQUEST: Accessory Residential Unit in an RS-7 Residential Single Family zone
RECOMMENDATION
The Planning Division recommends that the Planning Commission approve CUP 06-05 with 5
conditions, citing 12 findings and 5 conclusions in support of that action as listed in Attachment A to
this staff report.
EXISTING CONDITIONS IN AREA
The subject property is located on 11th Street between C and D Streets. Nearby lots vary in size
and dimension. The subject site measures 140' in depth by 50' in width and is approximately 7,000
square feet in area. No environmentally sensitive areas exist on the site. The site is accessed from 11th
Street, which is an improved local access street. The site has a slope of approximately 3%. The
application and site maps are attached as Attachment C.
Development in the area predominately consists of single family residential structures located in
the RS-7 zone. Accessory Residential Units are allowable as a conditional use in RS-7 Zones. The
nearest zoning to the east (200 feet) is Commercial Neighborhood. The nearest multi-family use is
located approximately 400 feet to the east of the site at the intersection of West 10th and `C' Street in the
CN zone.
AGENCY COMMENTS
City Departments reviewed the proposal and provided the following comments:
The Fire Department: had no objections or comments.
i
Conditional Use Permit CUP 06-05 Huff •
September 27,2006
Page 2
The Public Works and Utilities Department
1. Four(4) off street parking spaces will be required.
2. Separate electrical and water meters are required for each unit.
3. The driveway shall be constructed to City standards.
The Building Division of DCED
1. A building permit is required for the construction. Construction will be per IRC
requirements.
PUBLIC COMMENT
Notification of the proposed action was placed in the Peninsula Daily News on
September 6, 2006, posted on the site on September 5, 2006, and mailed to property owners
within 300 feet of the subject property on September 1, 2006. No comments were received
during.the public comment period for the proposal which ended September 23, 2006.
Comprehensive Plan
The Comprehensive Plan establishes the long range goals and policies of the City. Any
project proposed in the City must be consistent with the goals and policies of the Comprehensive
Plan. The Comprehensive Plan Land Use Map identifies the site as being in the North West
Planning Area and designates the site as being Low Density Residential. The Comprehensive
Plan's policies have been reviewed with regard to the proposed application and the policies
identified in Attachment B to this staff report are found to be the most relevant to the proposal.
Single family and multi-family residences are legitimate components of district
development. The proposal would allow for a density that is in compliance with low density
residential areas.
Zoning Ordinance
The Zoning Ordinance is the primary implementing ordinance for the Comprehensive
Plan. It establishes what types of uses are permitted in specific zones, definitions of uses, and
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 subject property as RS-7 Residential Single Family. Surrounding properties
are predominately zoned RS-7 Residential Single Family with some nearby Commercial
Neighborhood approximately 200 feet to the east. Specific sections applicable to accessory
residential development in the RS-7 are listed below for reference.
Port Angeles Municipal Code (PAMC) Section 17.10.010 states the purpose of the RS-7
Zone as "a low density residential zone intended to create and preserve urban single family
residential neighborhoods consisting of predominantly single family homes on standard
Townsite-size lots. Uses which are compatible with and functionally related to a single family
residential environment may also be located in this zone..."
Port Angeles Municipal Code (PAMC) Section 17.08.040(A) establishes that accessory
residential units are permitted in the RS-7 zone by conditional use permit.
PAMC Section 17.08.010(B) defines an Accessory Residential Unit as "a dwelling unit
which is incidental to a detached single family residence, is subordinate in space (i.e., fifty
a
Conditional Use Permit CUP 06-05 Huff
September 27,2006
Page 3
percent 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."
PAMC Section 17.08.025(J) defines a dwelling unit as "one or more rooms which are
arranged, designed, or used as living quarters for one family only. Individual bathrooms are not
necessarily provided, but complete single kitchen facilities, permanently installed, shall always
be included for each dwelling unit."
Section 17.10.050 PAMC Required Existing
RS-7 Residential Single Family
Minimum lot area 7,000 sq.ft. 7,000 sq.ft.
Minimum lot width 50' 50'
Minimum setbacks - Front/Rear 20' 91', 20'
Minimum side setbacks 7' 17', 8'
Maximum lot coverage 30% 36%
STAFF ANALYSIS
As indicated in the table above the proposal conforms to the Port Angeles Municipal
Code. Per PAMC 17.11.040(A), an accessory residential unit (ARU) requires a conditional use
permit when proposed in a residential single family zone. An ARU may be no larger than 50%
the size of.the primary unit. The proposed accessory residential unit consists of a 672 sq.ft.
dwelling unit on the second floor of a detached accessory garage. The single family residence is
1,943 sq. ft. The ARU is 35%the size of the single family residence. Separate utility
connections will be required as a condition of approval.
PAMC 14.40..060(D) requires 2 off-street parking spaces for each residential unit for a
total of 4 off-street parking spaces. The site plan has denoted two parking spaces on the property
as well as a two car garage in order to satisfy this requirement for a minimum of four(4) off
street parking spaces.
The proposal is consistent with the relevant sections of the Port Angeles Municipal Code
and the Comprehensive Plan.
Building Statistics
Single Family Residence 1,943.3 sq,ft.
Accessory Residential Unit 672 sq.ft.
Total Living Space 2,615.3 sq.ft.
Garage 672 sq.ft.
Footprint 1,982.6 sq.ft.
Total Square Footage 3,287.3 sq.ft.
Lot Coverage 28%
r
Conditional Use Permit CUP 06-05 Huff
September 27,2006
Page 4
STATE
ENVIRONMENTAL POLICY ACT (SEPA) REVIEW AND
COMPLIANCE
A Determination of Non-Significance was issued by the City's Responsible Official on
September 25, 2006, with regard to the proposal. This satisfies the City's responsibility under
the State Environmental Policy Act (SEPA).
Attachments: A-Conditions, Findings, and Conclusions
B-Zoning Ordinance, Comprehensive Plan,and Other Municipal
Code References
C—Application,site plan, floor plans,and map
4,
ATTACHMENT A
Conditional Use Permit CUP 06-05 Huff
September 27,2006
Page 5
CONDITIONS, FINDINGS,AND CONCLUSIONS IN SUPPORT OF
CUP 06-03
Conditions:
1. Separate electrical and water meters are required for each dwelling unit.
Addressing for each dwelling unit shall be clearly identified as 1033 and 1033 '/2
West 11 th 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.
3. Smoke detectors are required per the International Residential Code.
4. Driveway and site access shall be constructed to Public Works and Utilities
Standards.
5. All utility improvements including water, sanitary sewer, storm drainage and
electrical are to be completed to the satisfaction of the Public Works and Utilities
Department prior to occupancy of the structure.
Findings:
Based on the information provided in the Community and Economic Development Staff
Report for CUP 06-05 dated September 27, 2006, 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. Justin L. Huff submitted a Conditional Use Permit application for an accessory
residential unit on August 29, 2006. The applicant owns the subject property.
2. The proposed site is legally described as Lot 13 Block 318 of the Townsite of Port
Angeles and is located at 1033 and 1033 '/2 West 11th Street.
3. Section 17.08.040(A) establishes that accessory residential units may be permitted by
Conditional Use Permits in residential zones. The site is zoned Residential Single Family
(RS-7) and is 7,000 sq.ft. in area. Zoning 200' to the east is Commercial Neighborhood.
Conditional Use Permit CUP 06-05 Huff
September 27,2006
Page 6
4. Section 17.10.010 identifies the purpose of the RS-7 zone as "a low density residential
zone intended to create and preserve urban single family residential neighborhoods
consisting of predominantly single family homes on standard Townsite-size lots. Uses
which are compatible with and functionally related to a single family residential
environment may also be located in this zone..."
5. PAMC Section 17.08.010(B) defines an Accessory Residential Unit as "a dwelling unit
which is incidental to a detached single family residence, is subordinate in space (i.e.,
fifty percent 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."
6. The site is located in the City's North West Planning Area. The Comprehensive Plan
designates the site as Low Density Residential. Adjacent designations are Low Density
Residential and Commercial. The following sections of the Comprehensive Plan support
the proposal:. Land Use Element Goal A and Policy A.2 and C2, Housing Element A.6
and B.6, and Transportation Element Policy B.14.
7. The subject site is located on the north side of W. 11th Street east of D Street.
Development in the neighborhood includes predominately single family residential uses.
The nearest multi-family use can be found at the intersection of W. 101h and C Street 400
east of the site located in the Commercial Neighborhood zone.
8. Per 17.96.050 PAMC, 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 theu ose of the City's
p rP Y
zoning regulations. The City's Comprehensive Plan was reviewed for consistency with
the proposal. 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.
9. Site access must comply with Public Works and Utilities Standards.
r!
Conditional Use Permit CUP 06-05 Huff
September 27,2006
Page 7
action and conditional use permit application was laced in
10. Notification of the proposed p pp p
the Peninsula Daily News on September 6, 2006. Public notice. was mailed to property
owners within 300 feet of the subject property on September 1, 2006. The site was
posted on September 5, 2006. No comments were received as a result of the public
notice period.
11. A Determination of Non-Significance was issued for this proposed action on September
25, 2006.
12. The Planning Commission conducted a public hearing on the proposal at the September
27, 2006, regular meeting.
Conclusions.-
Based
onclusions.Based on the information provided in the Department of Community Development Staff
Report for CUP 06-05 dated September 27, 2006, 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:
1. As conditioned, the.proposal is consistent with the intent of the Comprehensive
Plan, specifically with Land Use Element Goal A and Policy A.2 and C2, Housing
Element A.6 and B.6, and Transportation Element Policy B.14.
2. The proposal is consistent with requirements for approval of a conditional use
permit as specified in PAMC 17.96.050, and with the requirement of a conditional
use permit for an accessory residential unit in the RS-7 zone as identified in
sections 17.08.010(B) and 17.10.040(A) of the Port Angeles Municipal Code.
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
that are not in conflict with uses expected in the RS-7 zone.
5. The City's responsibility under the State Environmental Policy Act in review of the
proposal has been satisfied.
'
Conditional Use Permit CUP 06-05 Huff ATTACHMENT B
September 27,2006
Page 8
COMPREHENSIVE PLAN AND ZONING ORDINANCE INFORMATION
COMPREHENSIVE PLAN
Residential Land Use Element
Policy A 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 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.
Policy C 2: 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.
Housing Element
Policy B 6: Adequate low and moderate income housing opportunities should be provided within
the Port Angeles Planning Area.
ZONING ORDINANCE
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 definitions of uses, and 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 subject property as Residential
Single Family (RS-7).
The purpose and intent of the RS-7 zone is as follows:
"This is a low density residential zone intended to create and preserve urban
single family residential neighborhoods consisting ofpredominantly single family
homes on standard Townsite-size lots. Uses which are compatible with and
functionally related to a single family residential environment may also be
located in this zone"
Conditional Use Permit CUP 06-05 Huff
September 27,2006
Page 9
PAMC 17.96.050 (Conditional Use Permit) states that the Planning Commission may grant a
conditional use permit approval which is: 1) consistent with the zone in which the proposal is
located; 2) consistent with the Comprehensive Plan; and 3)not contrary to the public use and
interest. Appropriate conditions may be made to ensure compliance with these criteria. Denial
of an application may be made should the proposed use defeat the purpose of the zone by
introducing incompatible, detrimental or hazardous conditions.
PANIC 17.96.050 specifies procedures for the review and processing of conditional use
permit applications, as follows:
17.96.050 Conditional Use Permit
A. The Planning Commission shall consider applications for Conditional Use
Permits of uses 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. The Planning Commission may refuse to
issue a Conditional Use Permit if the characteristics of the intended use as related to the
specific proposed site are such as would defeat the purpose of these Zoning Regulations by
introducing incompatible, detrimental, or hazardous conditions.
B. In each application the Planning Commission may impose whatever
restrictions or conditions they consider essential to protect the public health, safety, and
welfare, and to prevent depreciation of neighboring property.
C. Purpose of a Conditional Use Permit: The purpose of a Conditional Use Permit
shall be to assure that the maximum degree of compatibility between uses shall be attained. The
purpose of these regulations shall be maintained with respect to the particular use of the
particular site and in consideration of other existing and potential uses within the general area
in which such use is to be located.
File
Re D
APPLICANT/OWNER INFORMATION: AUG 2 9 2006
Applicant: CITY OF PORT ANGELES
PP Dept.of Community Development
Address: I03S :A/ 14th S+ Daytime phone
*Applicant's representative (if other than applicant):
Address: Daytime phone #:
Property owner (if other than applicant):
Address: Daytime phone #:
PROPERTY INFORMATION:
Street address: 1033 W 11 4�, Sf /F.A)
Legal description: Lai /3, 8/,J_-a/B .iwj s,fe 4 &+4m-elegyPV Z7
Zoning: {ZS- -7 Comprehensive Plan designation: Claha,,t��,, �WO
Property dimensions: x iyp Property area (total square feet): 7000s9-'t
Physical characteristics (i.e., flat, sloped, vacant, developed, etc.): '/�-�
PROPOSED USE INFORMATION:
Please describe the proposed use: -koro car' g��e_ w;+ r,vie I}Pdy-DDM
,res,`dPi►�-��► . ,K1-F above .
Number of employees: k►/,9- Hours of operation: &VA
Number of on-site parking spaces: Number of off-site parking spaces: y
Building area (total square feet of floor area for the proposed activity): l'3yq 4
SIGNATURES:
Applicant: I certify that all of the above statements are true and complete to the best of my knowledge and
acknowledge that wilful misrepresentation of infcrmation will terminate this permit application. 1 have read this
application in its entirety and understand my that submittal will be reviewed for completeness and, if found to
be complete, will be scheduled for the next available Planning Commission meeting.
Applicant's SignatureDate
Owner's Signature (if other than applicant): Date
PROJECT DATA
�� II
ZONING R5-7
ALLOWABLE LOT COVERAGE 307 `
LOT AREA-7000 sgfl - u
TOTAL BLDG GROUND COVER=1839.6 squ
ACTUAL LOT COVERAGE=27.77
aL.rs,,� - LEGAL DESCRIPTIO
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,r CUP 06-05 Huff Accessory Residential Unit
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� .pENINSOL^ ' AI ,
�- -EWS Aff��&avit of Publication
� . ~. � . — ����
'
Ith S i r Court of the State o� Washincomplete on August 31
t f Cl lI /J
That- CITY dF PORT-ANGELES
OF P Or
1:10 BOX, 115"D PUBLIC NOTICE
APPLICATION AND
NOTIC
IS HEREBY�GIVE
that on August 29, 2006,
the City
Of Port Angeles-re--
ceived an application for a
conditional use permit to al
accessory residential unit in
tion was determined to be
s"=' "= ^= a" w,or-izeu r 2006. Written cornments
uj included in the staff repon�
f�'Additional comment will,6`
n G ��accepted at the public hear.'
ing It at will be conducted.by
he PORT ANGELES PLAN`
COMMISSION on Sep-,
tember 27, 2006, 6 p.m
Y' City Hall.
0 mation may be reviewed-at
n-I-n -1 e City Department of Com.
ment, City Hall, 21 East
Fifth Street, Port Angel
k CFi T'i f.; 11-ID T. a r. persons with disabilities. In
STATE ENVIRONMENTAL_
n. ed that a determination of'
ice (DNS),.willi
-issued foi;theproposa.11
the required
2006�bev,
p 11th'
75
ep 20
rm
66
|
4-1!
^ `
0 �o
• ,EC
rO�
�JFOR , r
D
NGELES
� U Elul
SEP 21 2006
io"im W A S H I N G T O N, ' U. S. A.
g AGELES
Dept.of Community Development
DEPARTMENT OF COMMUNITY & ECONOMIC DEVELO
Date: September 1, 2006
To: Ken Dubuc, Fire Department
From: Sue Roberds, Planning Manager
Subject: Conditional Use Permit- CUP 06-
Huff
Please review the attached home occupation application for issues pertinent to your Department.
Your departmental comments, conditions, or other issues by September 15, 2006, would be
appreciated.
Thank you.
Attachments aa
'r-e U V-'e
Lt V]
U a Vs
W 1 L.V R ez�LA I V
VW, l\S
W�r_c, Ie�?• �Pu'�3 u,eJ �'�s �
wiv,,, Q►%c1v�• sewer
1
...,, ....
t(9%15/2006) Sue Roberds CUP Huff ` Page 1
From: Ken Dubuc
To: Sue Roberds
Date: 9/15/2006 11:54 AM
Subject: CUP - Huff
Sue,
The Fire Department has reviewed the CUP for Huff at 1033 West 11th and we have no comments or objections,other than
that the residence will require standard address numbers.
Thanks,
Ken
CITE' OF PORT ANGELES
NOTICE OF MAILING
RE:
I, Sue Roberds state that on the L day o 2006, 1 mailed said notice, a true copy
of which is hereto attached and made a part hereof pursuant to Section l 7.96.140 of the
Port Angeles Municipal Code, to the persons on the attached list. In addition, the notice was
posted on the bulletin board in the main lobby of Civ Hall.
AFFIANT
Subscribed to me this day of SST X2006.
_ ���►.�.rte, - -- �
SINE&
'��, NOTARY PUBLIC for the State of
awFti
����e`�••""'•�9�'% Washington, residing in Port Angeles.
PR Y
;O—
.�clPUON'
0'F W PS���•
CITY OF PORT ANGELES
NOTICE
OF
POSTING
RE:
1
► Q
I��•r p ►.�- state that on the 'S day of 5!r��2006, I posted said
notice, a true copy of which is hereto attached and made a part hereof pursuant to Section
l 7.96.140 of the Port Angeles Municipal Code, as , o perty proposed for
a land use action.
F NT
Subscribed to me this day of 2006.
'�,��' • •'�o� NOTARY PUBLIC for th tate of
J<5- .K\SSioNF+ ��
�O T,q,��N�N Washington, residing in Port Angeles.
A *
:.00C/g�1G
� 24-��• �
p,�.'• ... .gyp
�'1�ASH\NG
FIRST NAME LAST NAME ADDRESS CITY ST ZIP
FRED WESTFALL
1103W 10TH ST
PORT ANGELES,WA
98363 WESTFALL 1103 W 10TH ST PORT ANGELES WA 98363
MICHAEL MCGREEN 1037 W 10 TH ST PORT ANGELES WA 98363
BRENT A/DEANNA PRICE 1033 W 10TH ST PORT ANGELES WA 98363
DIANE/RONALD JOHNSON 1110 W 10TH ST PORT ANGELES WA 98362
BREITHAUPT,JUNE/DEUTSCH,LEEANN 1025 W 10TH ST PORT ANGELES WA 98363
ROBERT D/NIKKOL K HURN 1106 W 10TH ST PORT ANGELES WA 98363
ROBERT D/NIKKOL K HURN 1106W 10TH ST PORT ANGELES WA 98363
EUGENIA DEVINE 1023 W 10TH ST PORT ANGELES WA 98363
MICHAEL HEINLE 1019W 10TH ST PORT ANGELES WA 98363
DAVID RICHMOND 1015 W 10TH ST PORT ANGELES WA 98363
ERNEST GRIFFITH 1030 W 10TH ST PORT ANGELES WA 98363
HARRIET BAILEY 23 RIDGEWOOD CIRCLE MURPHY NC 28905
CHERYL BOWERS 1107 W 11TH ST PORT ANGELES WA 98363
ERNEST GRIFFITH 1030 W 10TH ST PORT ANGELES WA 98363
ERNEST GRIFFITH JR 1011 S D ST PORT ANGELES WA 98363
TIMOTHY STONE 1020 S D ST PORT ANGELES WA 98363
JACQUELINE KOON 922 E 4TH ST PORT ANGELES WA 98362
DOUGLAS B/DOROTHY C CUDD 1037 W 11TH ST PORT ANGELES WA 98363
CHARLOTTE PETERSEN 1116 W 11TH ST PORT ANGELES WA 98363
LAWRENCE ALDERSON 1014 W 10TH ST PORT ANGELES WA 98363
JUSTIN/JAMIE HUFF 1033 W 11TH ST PORT ANGELES WA 98363
GENE BLANTON JR 223 FRESHWATER PARK PORT ANGELES WA 98363
BARBARA JESCHKE 1025 W 11TH ST PORT ANGELES WA 98363
WILLIAM/PHILLI RIDEOUT 1815 SAN JACINTO ST LOS ANGELES CA 90026
SANDRA VOIGT 1350 CORBET DR BREMERTON WA 98312
TOM M/AMY V NASH PO BOX 273 PORT ANGELES WA 98362
SHARON JACKSON 1017 W 11TH ST PORT ANGELES WA 98363
ROGER PIERCE 2303 NW 69TH ST VANCOUVER WA 98665
ROBERT/DEBRA PETTY 1040 W 11TH ST PORT ANGELES WA 98363
CHARLES RASH 1032 W 11TH ST PORT ANGELES WA 98363
FORREST COLBATH 1116 S D ST PORT ANGELES WA 98363
ROGER/ANITA PIERCE 1010 S C ST PORT ANGELES WA 98362
RODNEY A/GRETCHEN SOUZA 1011 W 11TH ST PORT ANGELES WA 98363
JAMES R/AMY S GOSSARD 1030 W 11TH ST PORT ANGELES WA 98363
LEANN MCCOMB 1026 W 11TH ST PORT ANGELES WA 98363
BOBBY HICKS PO BOX 2024 PORT ANGELES WA 98362
HAROLD EDWARD JACOBSON 172 HANSEN ROAD PORT ANGELES WA 98363
BEVERLY GROSSMAN-HART/J HART 1837 W 7TH ST PORT ANGELES WA 98363
DARRELL SHOFSTALL P 0 BOX 4017 PORT ANGELES WA 98362
CORY CLARK 1014 W 11TH ST PORT ANGELES WA 98363
MARGARET ANNE SWENSON TTE 1035 W 12TH ST PORT ANGELES WA 98363
SHERIDAN ABBOTT PO BOX 3120 PORT ANGELES WA 98362
MARK ROWLAND 1010 W 11TH ST PORT ANGELES WA 98363
JAMES P/JEANI HILL 316 W 14TH ST PORT ANGELES WA 98362
CLINTON AUSTIN 1132 E 6TH ST PORT ANGELES WA 98362
GREGORY/MEGAN DEBOER 1015 W 12TH ST PORT ANGELES IWA 98363
SHEILA OLSEN 11011 W 12TH ST PORT ANGELES IWA 98363
CITY OF PORT ANGELES
PUBLIC NOTICE
OF DEVELOPMENT APPLICATION AND
PUBLIC HEARING
NOTICE IS HEREBY GIVEN that on August 29, 2006, the City of Port Angeles received an
application for a conditional use permit to allow the development of an accessory residential unit in the
RS-7 Residential Single Family zone. The application was determined to be complete on August 31,
2006. Written comments regarding the proposed action must be received by the City no later than
September 25, 2006, in order to be included in the staff report. Additional comment will be accepted at
the public hearing that will be conducted by the PORT ANGELES PLANNING COMMISSION on September 27,
2006, 6 p.m., City Hall. Interested parties are encouraged to comment on the proposal and may request a
copy of the decision once it's been made. Information may be reviewed at the City Department of
Community & Economic Development, City Hall, 321 East Fifth Street, Port Angeles. City Hall is
accessible to persons with disabilities. Interested parties are invited to attend the meeting.
STATE ENVIRONMENTAL POLICY ACT: It is anticipated that a determination of non significance
(DNS) wi issued for the proposal following the required review period, which will expire on
September 23,',
3 2006 per WAC 197-11-355.
APPLICANT: JUSTIN HUFF
LOCATION: 1033 W. 11th Street
For further information contact: Scott Johns, (360) 417-4752
PUB: 9/6/06
POST: 9/5/06
MAIL: 9/1/06
T:\NOTICES\Combopublichearing.doc
GRIFFITH WILSON
1030 W 10TH ST 1025 W 11TH ST
P'ORT:ANGELES, WA 98363 PORT ANGELES, WA 98363
FRED WESTFALL ALDER`SON RIDEOUT
- 10TH-ST _ _ _ 1014'W-10TH ST _ __ - 1815 SAN JACINTO ST
PORT ANGELES, WA 98363 PORT ANGELES, WA 98363 LOS ANGELES, CA 90026-,,. .,.,_,..
x MICHAEL MCGREEN BAILEY VOIGH
1037W 10TH ST 23 RIDGEWOOD CIRCLE 1350 CORBET DR " '-
PORT
PORT ANGELES, WA 98363 MURPHY, NC 28905 BREMERTON, WA 98312
PRICE BOWERS NASH
1033 W 10TH ST 1107 W 11TH ST PO BOX 273
PORT ANGELES, WA 98363 PORT ANGELES, WA 98363 PORT ANGELES, WA 98362
JOHNSON GRIFFITH JACKSON
1110 W 10TH ST . _ 1011 S DST 1017 W 11TH ST
PORT ANGELES;-WA;98362 PORT ANGELES, WA 98363 PORT ANGELES, WA 98363
BREITHAUPT STONE PIERCE
1025 W 10TH ST 1020 S D ST 2303-NW:6:9T" STREET
PORT ANGELES, WA 98363 PORT ANGELES, WA 98363 VANCOUVER, WA 98665
HURN KOOK, PETTY
1106 W 10TH ST 922E 4TH ST 1040 W 11TH ST
PORT ANGELES, WA 98363 PORT ANGELES, WA 98362 PORT ANGELES, WA 98363
DEVINE CUDD RASH
1,023:W 10TH ST 1037 W 11TH ST 1032 W 11TH ST
PORT ANGELES, WA 98363 PORT ANGELES,WA 98363 PORT ANGELES, WA 98363 _
HEINLE PETERSEN COLBATH
1019W10THST 1116W11THST 1116SDST
PORT ANGELES, WA 98363 PORT ANGELES, V1/A 98363' PORT ANGELES, WA 98363
RICFHMOND BLANTON PIERCE
1015 W 10TH ST 223 FRESHWATER PARK 1010 S C ST
PORT ANGELES; WA 9.8363 PORT ANGELES, WA 98363 PORT ANGELES, WA 98362
ABBOTT
PO BOX 3120
PORT ANGELES, WA 98362
W�tS' b
SOUZARQWLAND'
1011 W 11TH ST101�,WrC1FTH ST
PORT ANGELES, WA 98363 BORT ANGELES; WA 98363
"'`GOSSARD HILL
1030 W 11TH ST 316 W 14TH ST
PORT ANGELES, WA 98363 PORT ANGELES, INA 98362
MCCOMB AUSTIN
1026 W 11TH ST 1132 E 6TH ST
PORT ANGELES, WA 98363 PORT ANGELES, WA,g 9$36R2�nM
Sa?kw� �yµ3 Njk�PFFl
HICKS DEBOER
PO BOX 2024 1015 W 12TH ST
PORT ANGELES, WA-=98362 PORT ANGELES, WA 98363-
. �
JACOBSON, OLSEN
172 HANSEN ROAD 1011 W 12TH ST
PORT ANGELES, WA 98363 PORT ANGELES, WA 98363
GROSSMAN—HART
1837 W 7TH ST
PORT ANGELES, WA 98363
SHOFSTALL
PO BOX 4017
PORT ANGELES, WA 98362
CLARK
1014W11THST
PORT ANGELES, WA 98363
SWENSON
1035 W 12TH ST
PORT ANGELES, WA 98363
.0
CITY OF
RT ," NG-ELES
P...--.,
,�- W A S H I N G T O N, U. S. A.
MEMO September 1, 2006
To: Department of Ecology, SEPA Division
From: Sue Roberds, Planning Manager
Subj: Conditional Use Permit-Huff
DEPARTMENT OF
COMMUNITY 103 3 W. 11" Street-Port Angeles, WA
DEVELOPMENT
Enclosed you will find a SEPA Checklist and a notice of development application in
Mark Madsen association with an application to allow an accessory residential unit to be established
Director in the City's RS-7 Residential Single Family zone. The materials are being forwarded
417-4501 to you under the WAC 197-11-355 optional review process. The City will not issue a
Sue Roberds, threshold determination for 15 days from the mailing of this notice. This may be your
Planning Manager only opportunity to comment on potential impacts of the application..
417-4750 '
Please forward your comments to the City Department of Community Development,
Nathan west
Principle Planner P.O. Box 1150, Port Angeles, Washington, 98362, no later than September 23, 2006.
417-4751 Please don't hesitate to contact this department if you have any questions.
Scott Johns Thank you.
Associate Planner
417-4752
r � "
Jim Lierly
Building Inspector Sue Roberd Planning Manager
417-4816
Enclosures
Dave Yasumura
Permit Technician
417-4712
Patrick Bartholick
Permit Technician
417-4815
ile D1 Re
APPLICANT/OWNER INFORMATION: AUG 2 9 2006
CITY OF PORT ANGELES
Applicant:` Dept.of Community Development
Address: 3S ► V 4Vh Sf Daytime phone #: 346 -909 -M-)B
*Applicant's representative (if other than applicant):
Address: Daytime phone #:
Property owner (if other than applicant):
Address: Daytime phone#:
PROPERTY INFORMATION:
Street address: IOa3 W I 141, Sf IF A)
Legal description: Z61 /3 81"2V8 kwi sr%e 4 P.14 ela.as perpl��a�a���-d�d,i^ �ivJ�e 1��'fra 5 Py2�
rccbrdso� CI811a+u Ca'�'`�Yi�
Zoning: L75- 1 Comprehensive Plan designation:
Property dimensions: Property area (total square feet): 7000sj.'t
Physical characteristics (i.e., flat, sloped, vacant, developed, etc.): .Pla+
PROPOSED USE INFORMATION:
Please describe the proposed use: 4-(-jo car gfqae, yyA ovte &OdrDyrn S-�vdia,&vx.
fe61'd, -fiQ t ,K14 a&,je .
Number of employees: _ 01k Hours of operation:
Number of on-site parking spaces: �_ Number of off-site parking spaces: q
Building area (total square feet of floor area for the proposed activity): 1314y sA 4
SIGNATURES:
Applicant: l certify that all of the above statements are true and complete to the best of my knowledge and
acknowledge that wilful misrepresentation of infdrmation will terminate this permit application. 1 have read this
application in its entirety and understand my that submittal will be reviewed for completeness and, if found to
be complete, will be scheduled for the next available Planning Commission meeting.
Applicant's Signature_4AA:;;:i aL& - 3
Date 2 -QG
Owner's Signature (if other than applicant): Date
O_
PROJECT DATA I u
ZONING RS-7
ALLOWABLE LOT COVERAGE 30%
LOT AREA=7000 sqR ¢
TOTAL BLDG GROUND COVER=1938.6 so
ACTUAL LOT COVERAGE=27.7% KD
O
r-+ LEGAL DESCRIPTION L_ N
LOT 13,BLOCK 318,TOWNSITE OF PORT ANGELES,AS PER
PLAT THEREOF RECORDED IN VOLUME 1 OF PLATS,PAGE 27, m O
RECORDS OF CLALLAM COUNTY,WASHINGTON. �L
O
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?� 140' a 46M
18Y - 182' 183' I O
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V
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cr
yj TYPICAL 22"ROOF
OVERHANG
I ' I
TYPICAL 4"FOOTING DRAINAROUND I GARAGE I
PERIMETER OF GARAGE.ROOF r� DRIVE TO BE
Q, SEWER SEWER DRAINAGE TO BE TO RAIN COLLECTION
�I 1 ST FLR:672 SOFT I I 24 COVERED WITH
SEWER BARRELS WITH OVERFLOW INTO 2ND FLR:672 SOFT GRAVELOR
180' I —� I I PERMEABLE
5 FOOTING DRAIN SYSTEM. TOTAL:1344 SOFT 1 6' PAVERS
`� II II
SEWER CLEANOUT F9
WATER SUPPLY TO GARAGE AND I I
POWER SUPPLY TO EXISTING HOME TO
I RUN IN COMMON UNDERGROUND I I I
LOCATION®18"BELOW EXISTING
GRADE
50' \ %lop 50'
WATER \
1033 W. 111 th StreetI
WATER - - - -
_WpTER�s' 9EWEfl CLEANOUT _— T
— WATER RppWE �9 EXISTING GRAVEL CONNECT GARAGE NEW LOCATION OF $ 4r
EXISTING I
POWER Tf GARAGEALKWAY D CONNECT SEWER¢ SEWER LINE EM TO MER 8 LINEOITY 9\ ySOC W
CONCRETE
WALKWAY EXISTING HOME:983.9 SOFT 1�POWER I w FOF�%, 183 Q
ADDITION 1 ST FLR:326.7 SOFT s X (17
ADDITION 2ND FLR:632.7 SOFT i �F� POWE
TOTAL:1943,3 SOFT EXISTING LOCATION OF I (� uJ M
CITY ELECTRICITY METER EXISTING OVERHEAD ( �'� TO POWER LINE CO
POWER LINE TO BEPOWER W
RELOCATED TO GARAGE I� ¢ SOU711 SIDE OF ALLEyNNET
��
TO CONNECT U)
WITH PROPERTY
FOOTING DRAIN
"�� � y V' >
o WA R WATER 9 I CURTAIN DRAIN w S cn
TO CITY SEWER CONNECT
TO CITY WATER CONNECT 4"PROPERTY CURTAIN DRAIN I LOCATED®CL OF ALLEY C r Lu
THROUGH METER EXTENDS ALANG EAST BORDER OF SEWER SEWER SEWER SEWER SEWER SEWER--SEWER—SEWER SEWER SEWER SEWER C r
PROPERTY TO STREET
180' EXACT ELEVATION ABOVE — 181' 182'
SEA LEVEL IS UNKNOWN 1 40' L� Z
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PAGE:
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