HomeMy WebLinkAbout325 E. 2nd Street 325 E 211 Street CUP 12-05
CITY OF PORT ANGELES
*** CUSTOMER RECEIPT ***
Oper: SCORDERY Type: CT Drawer: I
Date: 7/26/12 26 Receipt no: 72788
DescItion Quantity Amount
2. 12 115
PZ PLANNING & ZONING
1.00 $770.00
Trans number: 138@353
MICRO BREWERY IN CA
MICRO BREWERY IN CA
Tender detail
CK CHECK 1127 $770.00
Total tendered $770.00
Total payment $770.00
Trans date: 7/26/12 Time: 15:02:30
*** THANK YOU FOR YOUR PAYMENT ***
FOR INQUIRIES 360-457-0411 PRESS I
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DEPARTMENT OF COMMUNITY& ECONOMIC DEVELOPMENT
TO: Planning Commission
FROM: Sue Roberds, Planning Manager
DATE: August 8, 2012
RE: Conditional Use Permit-.CUP 12-05
APPLICANT: Tom Curry
OWNER: William Clevenger and John Gray
LOCATION: 325 W..2 nd Street(Access from the First/Second Alley)
REQUEST: Establish a Micro Brewery and Tasting Room in the CA zone.
RECOMMENDATION:
The Planning Division recommends that the Planning Commission approve CUP
12-05 with 3 conditions,citing 16 findings and 4 conclusions mi 'support of that action as
listed in Attachment A.
EXISTING CONDITIONS IN AREA:
The subject property is located at 325 W. 2nd Street in the Commercial Arterial (CA)
zone. The site is Lots 14—20, Block 34 TPA and Cherry Street abutting. The site is over one
acre in area(53,924 sq. ft. or 1.24 acre). Given the topography of the site, access is obtained
from the First/Second Street alley and is located between Valley Street on the west and Cherry
Street on the east. The steep slope bank in this location is approximately 34 feet in height. The
site location is zoned Commercial Arterial and contains an area of PBP Public Buildings and
Parks zoning at the south edge of the site which is a steep slope. Surrounding uses are general
business Commercial Arterial uses to the west, and general office, retail, and high density
residential apartment uses to the northwest, north, and east. Residential high density uses are
largely found south of the site along Cherry Street. The application and site maps are attached as
Attachment B.
DEPARTMENT COMMENTS:
City Departments reviewed the proposal and provided the f6llowing comments:
The Fire Department has no objection to the proposal. Occupancy will be based on
compliance with applicable building and fire codes, which may' include a fire alarm or sprinkler
system.
CUP 12-05—Barhop Brewery Page 2.
August 08,2012
The Public Works and Utilities Department did not comment. If alterations or
improvements are needed that require permitting, permits must be obtained.
The Building Division of CED; Interior changes will require building permits.
PUBLIC COMMENT:
Notification of the proposed action was placed in the Peninsula Daily News on July 18,
2012, the site was posted on July 16, 2012, and mailed to property owners within 300 feet of the
subject property on July 13, 2012. No written public comment was received during the written
public comment that ended on August 2, 2012.
STATE ENVIRONMENTAL POLICY ACT (SEPA) REVIEW:
A Determination of NonSignificance was issued for this proposed action on behalf of the
City's SEPA Responsible Official on August 6, 2012, per WAC 197-11-355. This satisfies the
City's responsibility under the State Environmental Policy Act (SEPA).
DEPARTMENT OF COMMUNITY DEVELOPMENT ANALYSIS:
The entire Comprehensive Plan and Municipal Code were reviewed with regard to the
proposal. The references listed in Attachment C to this staff report were found to be the most
relevant to the proposal. In addition to the Comprehensive Plan goals and policies, development
regulations in the CA zone are also included in Attachment B to this staff report. The City's
Comprehensive Plan and Land Use Map identify the subject area(below the steep bank) as being
designated Commercial while the area south of the steep bank is designated High Density
Residential. The site is found in the North Central Planning Area.
The subject site is zoned Commercial Arterial. The Commercial Arterial (CA) zone is
codified as Chapter 17.23 of the Port Angeles Municipal Code. The purpose of the CA zone is to
"...create andpreserve areasfor businesses serving the entire City and needing an arterial
location because of the nature of the business or intensity of traffic generated by the business...
Microbreweries are permitted by conditional use permit in the CA zone per 17.23.160(F) PAMC.
No physical change to the site or exterior of the structure is being proposed, so no change in lot
or site coverage is anticipated.
The site is located on a property that contains a locally unique feature (the bluff on the
south of the site) which is classified as an environmentally sensitive area per Section 15.20 of the
Port Angeles Municipal Code. The application indicates that no structural expansion is planned.
If structural expansion is planned, or alteration to the structure is proposed that will involve work
within 50 foot of the toe of the slope, a geotechnical review will be required.
The applicant has indicated that the approximately 5,000 square foot warehouse structure
will be remodeled to accommodate a microbrewery operation with a tasting room.
Approximately two thirds of the structure is identified as a production area with the remaining
approximately 2,000 square foot area being a tasting room/food service area. The west portion
of the building will contain a kitchen, restroom, office, and tables for customers. The use is not
intended to be a typical restaurant, although restaurants are permitted uses in the Commercial
Arterial zone. The main operation is to produce, distribute, and sell craft beer.
The applicant has indicated that no noxious odors will be emitted from the brew
operation. The operation will emit approximately 5 gallons of water from the brewing process
during production times. There will be one brewer operating in the 3000 square foot area.
Delivery is currently small enough to require only a non-nal pickup truck; however, neither the
CUP 12-05—Barhop Brewery Page 3
August 08, 2012
use of nor the storage of delivery trucks for an on-site use are not prohibited in the Commercial
Arterial district.
Application materials indicate that three (3) persons will work in the facility: one (1)
brew master and two (2) employees. The operation is planned to be seven (7) days a week from
8 AM to 16 PM. The use is not a brew pub where entertainment is intended; however, brew
pubs are permitted uses in the CA zone. The application materials indicate that the intended use
is as "a microbrewery and tasting roomfor the production, storage, and sales of beer." Micro
breweries were identified as being conditionally pen-nitted uses in the City's Commercial
Arterial and Central Business District in 1994. A microbrewery differs from a brew pub or a
restaurant due to the potential that the production of product may require some additional
oversight. Depending on the site characteristics and intended operational plan, additional site
safety features or permitting may be required. In this instance, given the existing setbacks from
property lines and other uses and significant parking and access area, staff has not identified
negative site development constraints. Most buildings in the CA and CBD zone do not observe
setbacks from adjacent businesses and do not have excess site area or individual parking areas.
The subject site development is such that the main building is situated in the southwest
portion of the approximately 1.24 acre site at the toe of the bank. The structure is setback
approximately 52 feet from the west property line and provides significant area for off street
parking for vehicles and delivery trucks. Given other neighborhood uses and topography in the
area, the proposed use should not adversely impact traffic patterns. Signage must be in
accordance with the requirements set forth in PAMC 14.36 (Sign Code). Signage and outside
lighting should be placed such that they do not adversely affect residential high density uses in
the area.
The site is located in the City's Parking Business and Improvement Area (PBIA) and as
such, is not required to provide on-site parking. However, the site can provide on-site parking
which is of benefit to not only the business but lessens the impact to surrounding businesses.
Parking for the proposed tasting room/restaurant like portion of the structure would be 9 spaces,
calculated at a 1:125 sq. ft. ratio. Parking for the production portion of the site would be
calculated at I:ea employee, or 3 spaces. So a total off-site parking space count of 10 would be
anticipated for this need. This amount of parking can easily be accommodated on the 1.24 acre
site.
In consideration of a conditional use permit application, the Planning Commission may
impose whatever restrictions or conditions are considered to be essential to protect the public
health, safety, and welfare, and to prevent depreciation of neighboring property. Uses developed
by conditional use permit must remain in continual compliance with the conditions of approval
or the use may be revoked. All conditional use permits shall become void one year from the date
of granting such permits if the use of the land or building or applying for necessary building
permits has not taken place in accordance with the provisions in granting the pen-nit per
17.96.070(D) PAMC.
Given the similarity of uses to the proposed use found in both the Commercial Arterial
and the Central Business District, the Planning Division recommends the Planning Commission
approve Conditional Use Permit CUP 12-05 subject to 3 conditions supported by the 15 findings
and 4 conclusions listed in Attachment A to this staff report:
Attachments: A - Conditions, Findings, and Conclusions
B - Application
C - Zoning Ordinance, Comprehensive Plan, and Other Municipal Code
References
CUP 12-05—Barhop Brewery Page 4
August 08,2012
ATTACHMENT A
CONDITIONS, FINDINGS, AND CONCLUSIONS IN SUPPORT OF CUP 11-05
Conditions:
I The applicant shall obtain all necessary permits from local and state agencies including
the State Liquor Control Board and the Clallam County Health Department for the
proposed use. An Industrial Users Permit shall be obtained from the City of Port Angeles
Public Works and Utilities Department prior to commencement of the proposed brewing
activity.
2. Modifications required by the City of Port Angeles Building Division and Fire
Department shall be completed prior to occupancy.
3. If unanticipated adverse impacts are identified, the Planning Commission may apply
additional conditions at that time.
Findings:
Based on the information provided in the Community Development Staff Report for CUP
12-01 dated August 8, 2012, including all infort-nation 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:
I. Tom Curry submitted Conditional Use Permit application CUP 12-01 to allow the
establishment of a microbrewery at 325 West Second Street.
2. The proposed site is Lots 15-16, Block 34, Townsite of Port Angeles and is owned by
William Clevenger and John Gray. William Clevenger signed the application as property
owner.
3. The site is zoned Commercial Arterial District. Zoning in the surrounding area includes
Commercial Arterial (subject site, north, and west), Central Business District (north and
east), Residential, High Density(south), and Public Buildings and Parks (steep slope area
on subject site. Southeast, and southwest) zoning designations.
4. The site is located in the City's North Central Planning Area, and the Comprehensive
Plan designates the site as Commercial. Adjacent designations are High Density
Residential to the west and southwest. Other development in the general vicinity
includes commercial uses with residential high density north and south, and single family
south and south west of the site. Site access is from the First/Second Alley due to
topography in the area preventing access from Second Street.
5. Micro breweries are listed as conditional uses in the Commercial Arterial zone.
6. Site development includes an approximately 5,000 square foot warehouse structure
located at the toe of a steep slope. No changes are planned to the exterior of the structure.
Interior remodel will result in the creation of an approximately 3,000 sq.ft. production
area where craft beer will be brewed and an approximately 1,092 tasting room/food
service area with kitchen, restroom, and office area.
7. The site is located in the City' Downtown Parking Business Improvement Area (PBIA)
where cooperative parking is provided. Every business in the PBIA is required to
CUP 12-05—Barhop Brewery Page 5
August 08,2012 �
participate in the Improvement Area by yearly dues. The subject site can provide off
street parking that will benefit the business activity and relieve parking congestion in the
area.
8. Per Section 14.40 of the Port Angeles Municipal Code, business parking within the City
is calculated at I space for each 125 sq.ft. of usable area for food service use and I space
for each employee for warehouse type activities. The application indicates the need for 3
employees (I brewer and 2 service personnel). The site can easily accommodate 10 off
site parking spaces.
9. Per 17.96.050 PAMC, the Planning Commission shall consider applications for uses
requiring a conditional use permit 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. 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.
10. Per 17.96.070(D) PAMC, the conditional use may become void after one year from the
date of granting such permit if the use of the land or building or applying for necessary
building pen-nits has not taken place in accordance with the provision in granting said
requests. If unanticipated adverse impacts are identified following commencement of the
use, the Planning Commission may apply mitigating conditions at that time. 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.
11. The City's Comprehensive Plan was reviewed for consistency with the proposal. Land
Use Element Goal A and Policy A.2; Land Use Element Goal D, and Policy D.1;
Transportation Element Policy B.14 and B.16; were found to be most relevant to the
proposal.
12. Reviewing City Departmental comments were considered in the review of this
application. The Public Works and Utilities Department will require a Minor Industrial
Users permit for the discharge of waste into the City's utility system. The occupancy is
classified as an F-2 per the Fire Department which does not require a sprinkler system.
13. Notification of the proposed action and conditional use permit application was placed in
the Peninsula Daily News on July 18, 2012, posted on the site on July 16, 2012, and
mailed to property owners within 300 feet of the subject property on July 13, 2012.
Written public comment was accepted until August 2, 2012. No written comments were
received during the public comment period.
14. A Determination of NonSignificance was issued for this proposed action on behalf of the
City's SEPA Responsible Official on August 6, 2012, per WAC 197-11-355. This
satisfies the City's responsibility under the State Environmental Policy Act (SEPA).
15. The Planning Commission opened a public hearing on the proposal at the August 8, 2012,
regular meeting.
CUP 12-05—Barhop Brewery Page 6
August 08,2012
Conclusions:
Based on the information provided in the Department of.Community Development Staff
Report for CUP 12-05 August 8, 2012, including all of the information in the public record file,
comments, and testimony presented during the public hearing, the Planning Commission's
discussion and deliberation, and the above listed conditions of approval and listed findings, the
City of Port Angeles Planning Commission hereby concludes that:
I The proposal is consistent with requirements for review and process of a conditional use
permit as specified in PAMC 17.96.050. As conditioned, unforeseen negative issues will
be corrected by the applicant.
2. The activity is similar to other uses permitted in the City's Commercial Arterial zone.
3. As conditioned, the proposal will comply with all development standards including off
street parking, for such the specific activity, furthers the goals and policies of the City's
Comprehensive Plan, and provides commercial infill as expected in the City's
commercial zone. As such, the proposed activity is in the public interest.
4. As conditioned, future site development shall be in accordance with established standards
for properties that contain environmentally sensitive areas.
CUP 12-05—Barhop Brewery Page 7
August 08, 2012
ATTACHMENT B
COMPREHENSIVE PLAN GOALS, POLICIES, AND OBJECTIVES THAT SUPPORT THE
USE AS A MICRO BREWERY BY CONDITIONAL USE PERMIT IN THE CA ZONE
Comprehensive Plan
The City's 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 site is located in the City's North Central Planning Area. The Comprehensive Plan was reviewed in
its entirety with regard to the proposed application and several goals and policies were found to be
relevant to the proposal. An analysis of compliance with those policies is as follows:
Land Use Element Residential Goal A: "To guide current andfitture development within the
City in a manner thatprovides certainty to its citizens aboutfitture land use and theflexibility necessary
to meet the challenges and opportunities of thefuture."
Policy A.2- "All land use decisions and approvals made by the City Council andlor any of its
appointed Commissions, Boards or Committees should be consistent with the Comprehensive Plan and its
land use map."
Land Use Element Commercial Goal D.- To create and maintain a healthy and diverse
commercial sectorfor a balanced and stable local economy.
Policy D.I - The City should encourage the recruitment of new and the retention of existing
commercial developments and businesses, which are consistent with the goals andpolicies of this
Comprehensive Plan.
Transportation Element Policy B.14 - Off-street parking should be sufficient and accessible
within business and residential areas to ensure that the trafficflow of the street is not impaired.
Transportation Element Policy B.16- Parking requirements should make allowances for
shared parking facilities.
Zoning Ordinance
The Zoning Ordinance is the primary implementing ordinance for the Comprehensive Plan. The
Ordinance establishes what types of uses are permitted and where they may be located in the City. It also
establishes definitions and minimum design standards for such uses. Any project proposed in the City
must be consistent with specific regulations of the zone in which it is located.
The Zoning Map identifies the subject property as Commercial Arterial District CA. The p urpose
and intent of this zone is:" This is a commercial zone intended to create andpreserve areasfor
businesses serving the entire City and needing an arterial location because of the nature of the
business or intensity of traffic generated by the business. Commercial uses that are largely
devoid of any impacts detrimental to the environment are allowed. Service stations with
petroleum products and dry cleaning shops with hazardous materials are permitted uses. This
zone provides the basic urban land use patternfor automobile oriented, commercial uses with
direct access on a principal arterial street and design standardsfor greater automobile and
truck traffic. . "
Conditional Use is defined as: "a use permitted in a zone but which requires a special degree of
control to make such use consistent and compatible with other existing or permissible uses in the same
zone".
A micro brewery is conditionally pen-nitted in the CA per PAMC 17.23.160(F)
CUP 12-05—Barhop Brewery Page 8
August 08,2012
17.96 050 Conditional Use Permit
A. The Planning Commission shall consider applicationsfor Conditional Use Permits of
uses as specified in the applicable Chapter of the Zoning Regulations. The Planning Commission may
grant saidpermits 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.
17.96 070(D) Permits Void After One Year
D. Permits Void After One Year. All conditional or unclassified use permits shall
become void one year from the date of granting such permits if use of the land or buildings or applying
for necessary building permits(s) has not taken place in accordance with the provisions in granting said
requests.
PARKING ORDINANCE
PAMC 14.40. Table A, requires I off-street parking space for each 125 sq.ft. of area for
restaurant/food service uses. I parking space per employee is required for warehouse use. A total
parking requirement of ten(10)parking spaces is required for the proposal.
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APPLICANTIOWNER INFORMATION:
Applicant: j "NI C) C� Qz�
Address: '11.)b Daytimephone#:
Applicant's representative(ifotherthan applicant): --Fk C'V'-LL- Q'j 4 V
Address: 1,�,(9 k P4,,�J Daytimephone#: �LOJU)-S-1 K��-
Propel ty owner(if other than applicant):
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PROPERTY INFORMATION:
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Zoning: A 4-d'�t�' — Comprehensive Plan designation:
Property dimensions: Property area(total square feet):
Physical chaxacteristics(i.e.,flat,slop4 vacant,developed,etc.):
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PROPOSED USE INFORMATION:
Please describe the proposed conditional use:
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Number of employees: Hours of operation:
Number of on-site parldng spaces: r7L
Building area (total square feet of floor area for the proposed activity): sc-ood
SIGNATURES:
Applicant:
Icertify that all ofthe above stateinents are true andconiplete to the best ofin);knowledge andacknowledge
that i4d�ful 7nisrepresentation ofinforination will tertninate thiSPC7777it application, Ihave read this ap i atio i7
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its entireo) and understand that iny sub�nittal will be reviewedfor con7pleteness. Iffound to be coinplete the
application will be scheduledfor the next available Planning Coin7nission meeting. Ifnot con2plete, when requested
information has been.received the application will be scheduledfor the next available nieeting.
Signatiuze Date
Owner(if otlier than applicant):
la777 the owneyro!fthesubject roper0i identified herein and approve of this application.
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Add. Info. requested
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PORT
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Clallarn County Assessor & Treasurer - Property Details - 55899 WWA (BPFI) PUBLIC... Page I of I
Clallarn County Assessor & Treasurer
Property Search Results > 55899 WWA (BPH) PUBLICATIONS INC for Year 2011 - 2012
Property
Account
Property ID: 55899 Legal Description: LOTS 1&18-20& E2LT
2 BL 13 SURVEY V40
P92
Geographic ID: 0630000013020000 Agent Code:
Type: Real
Tax Area: 0010-PA 121 PORT ST CNTY H2 L WIMP Land Use Code 27
Open Space: N DFL N
Historic Property: N Remodel Property: N
Multi-Family Redevelopment: N
Township: Section:
Range:
Location
Address: 305 VV FIRST ST Mapsco:
PORT ANGELES,WA 98362
Neighborhood: PA East Comm MapID: 2
Neighborhood CID: 5005000
Owner.
Name: WVVA(BPH) PUBLICATIONS INC Owner ID: 210772
Mailing Address: 19351 8TH AVE NE STE 106 %Ownership: 100.0000000000%
POULSBO,WA 98370
Exemptions:
Taxes and Assessment Details
Values
Taxing Jurisdiction
L__ 7.
Improvement Building
Sketch
Property Image
Land
Roll Value History
Deed-and-Sales H__i_s__t_o'r_y
Payout Agreement
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Clallam County Assessor & Treasurer - Property Details - 55902 SEERA CORPORATIO... Page I of I
Clallarn County Assessor & Treasurer
Property Search Results > 55902 SEERA CORPORATION for Year 2011 - 2012
Property
Account
Property ID: 55902 Legal Description: PTN LTS 11 THRU 14
BLK 13 SOUTH R/W
SURVEY V29 P88
Geographic ID: 0630000013150000 Agent Code:
Type: Real
Tax Area: 0010 -PA 121 PORT ST CNTY H2 L WMP Land Use Code 55
Open Space: N DIFIL N
Historic Property: N Remodel Property: N
Multi-Family Redevelopment: N
Township: Section:
Range:
Location
Address: 331 VV FIRST ST Mapsco:
PORT ANGELES,WA 98362
Neighborhood: PA East Comm MapID: 2
Neighborhood CID: 5005000
Owner
Name: SEERA CORPORATION Owner ID: 207924
Mailing Address: 331 WEST FIRST ST %Ownership: 100.0000000000%
PORT ANGELES,WA 98362
Exemptions:
Taxes and Assessment Details
Values
Taxing Jurisdiction
Improvement/ Building
Sketch
Property Image
Land
Roll Value History
lji�eal and Sales History
Payout Agreement
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Clallarn County Assessor & Treasurer - Property Details - 55903 PORT OF PORT ANG... Page I of I
Clallarn County Assessor & Treasurer
Property Search Results > 55903 PORT OF PORT ANGELES for Year 2011 - 2012
Property
Account
Property ID: 55903 Legal Description: LOTS 15& 16 BL 13
Geographic ID: 0630000013250000 Agent Code:
Type: Real
Tax Area: 0010-PA 121 PORT ST CNTY H2 L WIMP Land Use Code 89
Open Space: N DFL N
Historic Property: N Remodel Property: N
Multi-Family Redevelopment: N
Township: Section:
Range:
Location
Address: Mapsco:
Neighborhood: PA Exempt& Ref MapID: 2
Neighborhood CID: 50985200
Owner
Name: PORT OF PORT ANGELES Owner ID: 46786
Mailing Address: PO BOX 1350 %Ownership: 100.0000000000%
PORT ANGELES,WA 98362-0251
Exemptions: EX
Taxes and Assessment Details
Values
Taxing Jurisdiction
Improvement/ Building
Sketch
Property Image
Land
Roll Value History
Deed and Sales History
Payout Agreement
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Clallarn County Assessor & Treasurer - Property Details - 55904 JAMES R AND TERR... Page I of I
I
Clallarn County Assessor & Treasurer
Property Search Results > 55904 JAMES R AND TERRY L MACDONALD for Year 2011 - 2012
Property
Account
Property ID: 55904 Legal Description: LOT 17& EASE#1968
BL13
Geographic ID: 0630000013300000 Agent Code:
Type: Real
Tax Area: 0010-PA 121 PORT ST CNTY H2 L VVMP Land Use Code 47
Open Space: IN DFL N
Historic Property: N Remodel Property: N
Multi-Family Redevelopment: N
Township: Section:
Range:
Location
Address� 313 VV FIRST ST Mapsco:
PORT ANGELES,VVA 98362
Neighborhood: PA East Comm MapID: 2
Neighborhood CID: 5005000
Owner
Name, JAMES R AND TERRY L MACDONALD Owner ID: 38247
Mailing Address: 4412 BRYCE DRIVE %Ownership: 100.0000000000%
ANACORTES,VVA 98221
Exemptions:
Owner
Name: JAMES R AND TERRY L MACDONALD Owner ID: 38247
Mailing Address: 4412 BRYCE DRIVE %Ownership: 100.0000000000%
ANACORTES,VVA 98221
Exemptions.
Taxes and Assessment Details
Values
Taxing Jurisdiction
Improvement/ Building
Sketch
Property Image
Land
Roll Value History
Deed and Sales History
Payout Agreement
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Clallarn County Assessor & Treasurer - Property Details - 55910 235 WEST FIRST STR... Page I of I
Clallarn County Assessor & Treasurer
Property Search Results > 55910 235 WEST FIRST STREET LLC for Year 2011 2012
Property
Account
Property ID: 55910 Legal Descriptiom LOTS 11 AND 12 BL
14 TPA
Geographic ID: 0630000014500000 Agent Code:
Type: Real
Tax Area: 0010-PA 121 PORT ST CNTY H2 L WMP Land Use Code 67
Open Space: N DFL N
Historic Property: N Remodel Property: N
Multi-Family Redevelopment: N
Township: Section:
Range:
Location
Address� 235 W FIRST ST Mapsco:
PORT ANGELES,WA 98362
Neighborhood: PA East Comm MapID: 2
Neighborhood CD: 5005000
Owner
Name: 235 WEST FIRST STREET LLC Owner ID: 209915
Mailing Address: 523 S 47TH ST % Ownership: 100.0000000000%
RENTON,WA 98055
Exemptions:
Taxes and Assessment Details
Values
Taxing Jurisdiction
Improvement/ Building
Sketch
Property Image
Land
Roll Value History
Deed and Sales History
Payout Agreement
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Clallam County Assessor & Treasurer - Property Details - 55911 JERRY D WHITE AN... Page I of I
Clallarn County Assessor & Treasurer
Property Search Results > 55911 JERRY D WHITE AND DEBORAH HOMENKO for Year 2011
2012
Property
Account
Property ID: 55911 Legal Description: LOT 13 BL 14
Geographic ID: 0630000014550000 Agent Code:
Type� Real
Tax Area: 0010-PA 121 PORT ST CNTY H2 L VVMP Land Use Code 58
Open Space: N DFL N
Historic Property: N Remodel Property: N
Multi-Family Redevelopment: N
Township: Section:
Range:
Location
Address: 229 VV FIRST ST Mapsco:
PORT ANGELES,WA 98362
Neighborhood: PA East Comm Map ID: 2
Neighborhood CID: 5005000
Owner
Name: JERRY D WHITE AND DEBORAH HOMENKO Owner ID: 59459
Mailing Address: 233 VV FIRST ST STE#202 %Ownership: 100.0000000000%
PORT ANGELES,WA 98362
Exemptions:
Taxes and Assessment Details
Values
Taxing Jurisdiction
Improvement Building
Sketch
Property Image
Land
Roll Value History
Dee�dand ales History
Payout Agreement
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Clallam County Assessor & Treasurer - Property Details - 55962 ARMORY SQUARE L... Page I of I
Clallarn County Assessor & Treasurer
Property Search Results > 55962 ARMORY SQUARE LLC for Year 2011 - 2012
Property
Account
Property ID� 55962 Legal Description: LOTS 5&6&LOT 7
EXC VV15' BIL 33
Geographic ID: 0630000033400000 Agent Code�
Type: Real
Tax Area: 0010-PA 121 PORT ST CNTY H2 L WMP Land Use Code 46
Open Space: IN DFL N
Historic Property: IN Remodel Property: N
Multi-Family Redevelopment: IN
Township� Section:
Range:
Location
Address: 228 W FIRST ST SUITE H Mapsco:
PORT ANGELES,WA
Neighborhood: PA East Comm MapID: 2
Neighborhood CID: 5005000
Owner
Name: ARMORY SQUARE LLC Owner ID: 11598
Mailing Address: P 0 BOX 1142 % Ownership: 100.0000000000%
PORT ANGELES,VVA 98362
Exemptions�
Taxes and Assessment Details
Values
Taxing Jurisdiction
Improvement/ Building
Sketch
Property Image
Land
Roll Value History
Deed and Sales History
Payout Agreement
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Clallam County Assessor & Treasurer - Property Details - 55964 JOHN J AND ROBYN ... Page I of I
Clallarn County Assessor & Treasurer
Property Search Results > 55964 JOHN J AND ROBYN K MILETICH for Year 2011 2012
Property
Account
Property ID: 55964 Legal Description: LOTS 14-20 BIL 33
TPA
Geographic ID: 0630000033800000 Agent Code:
Type: Real
Tax Area: 0010-PA 121 PORT ST CNTY H2 L VVMP Land Use Code 46
Open Space: N DFL N
Historic Property: N Remodel Property: N
Multi-Family Redevelopment: N
Township: Section:
Range:
Location
Address: S OAK ST Mapsco-
PORT ANGELES,WA 98362
Neighborhood: PA East Comm MapID: 2
Neighborhood CID: 5005000
Owner
Name: JOHN J AND ROBYN K MILETICH Owner ID: 124962
Mailing Address: 312 RED DEER DR % Ownership: 100.0000000000%
PORT ANGELES,VVA 98362
Exemptions:
i Taxes and Assessment Details
Values
Taxing Jurisdiction
Improvement/ Building
Sketch
Property Image
Land
Roll Value History
Deed and Sales History
Payout Agreement
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Clallarn County Assessor & Treasurer - Property Details - 55965 JAN C HARDIN for Ye... Page I of I
Clallarn County Assessor & Treasurer
Property Search Results > 55965 JAN C HARDIN for Year 2011 - 2012
Property
Account
Property ID: 55965 Legal Description: LOT 1 BL 34
Geographic ID: 0630000034000000 Agent Code:
Type: Real
Tax Area: 0010-PA 121 PORT ST CNTY H2 L VVMP Land Use Code 91
Open Space: N DFL N
Historic Property: N Remodel Property: N
Multi-Family Redevelopment: N
Township: Section:
Range:
Location
Address: W FIRST ST Mapsco:
PORT ANGELES,WA
Neighborhood: PA East Comm MapID: 2
Neighborhood CD: 5005000
Owner
Name: JAN C HARDIN Owner ID: 29066
Mailing Address: 221 SMITHFIELD DR %Ownership: 100.0000000000%
SEQUIM,WA 98382
Exemptions�
Taxes and Assessment Details
Values
Taxing Jurisdiction
Improvement/ Building
Sketch
Property Image
Land
7
Roll Value History
.........
Deed and Sales History
Payout Agreement
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Clallarn County Assessor & Treasurer - Property Details - 55968 REVIVAL ARTISAN L... Page I of I
Clallarn County Assessor & Treasurer
Property Search Results > 55968 REVIVAL ARTISAN LLC for Year 2011 - 2012
Property
Account
Property ID� 55968 Legal Descriptiow LOT 4 13L 34
Geographic ID: 0630000034100000 Agent Code:
Type: Real
Tax Area: 0010-PA 121 PORT ST CNTY H2 L VVMP Land Use Code 13
Open Space: IN DIFIL N
Historic Property: N Remodel Property: IN
Multi-Family Redevelopment: IN
Township: Section:
Range:
Location
Address: 314 VV FIRST ST Mapsco:
PORT ANGELES,VVA
Neighborhood: PA East Comm MapID: 2
Neighborhood CID: 5005000
Owner
Name: REVIVAL ARTISAN LLC Owner ID: 48346
Mailing Address: 314 VV 1 ST STIR E ET %Ownership: 100.0000000000%
PORT ANGELES,VVA 98362
Exemptions:
Taxes and Assessment Details
7 7"
Values
----------
Taxing Jurisdiction
Improvement/ Building
Sketch
Property Image
Land
Roll Value History
Deed and Sales History
Payout Agreement
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Clallam County Assessor & Treasurer - Property Details - 69 GREGORY AND DIANA ... Page I of I
Clallarn County Assessor & Treasurer
55969 GREGORY AND DIANA Z GAGE for Year 2011 - 2012
Property
Account
Property ID: 55969 Legal Descriptiom LOT 5 BIL 34
Geographic ID: 0630000034150000 Agent Code:
Type� Real
Tax Area: 0010-PA 121 PORT ST CNTY H2 L WMP Land Use Code 91
Open Space: N DFL N
Historic Property: N Remodel Property: N
Multi-Family Redevelopment: N
Township: Section
Range:
Location
Address: W FIRST ST Mapsco:
PORT ANGELES,WA
Neighborhood: PA East Comm MapID: 2
Neighborhood CID: 5005000
Owner
Name: GREGORY AND DIANA Z GAGE Owner ID: 25845
Mailing Address: 926 HOLLINGSWORTH RD % Ownership: 100.0000000000%
LAKELAND, FIL 33801
Exemptions:
Taxes and Assessment Details
Values
Taxing Jurisdiction
Improvement/ Building
Sketch
Property Image
------ ................................
Land
Roll Value History
Deed and Sales History
Payout Agreement
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Clallam County Assessor & Treasurer - Property Details - 55970 DANNI LYNN BREEN... Page I of I
Clallarn County Assessor & Treasurer
Property Search Results > 55970 DANNI LYNN BREEN for Year 2011 - 2012
Property
Account
Property ID: 55970 Legal Description: LOT 6 BL 34
Geographic ID: 0630000034200000 Agent Code:
Type: Real
Tax Area: 0010-PA 121 PORT ST CNTY H2 L WMP Land Use Code 62
Open Space: N DFL N
Historic Property: N Remodel Property: N
Multi-Family Redevelopment: N
Township: Section:
Range:
Location
Address: 322 W FIRST ST Mapsco:
PORT ANGELES,WA
Neighborhood: PA East Comm MapID: 2
Neighborhood CID: 5005000
Owner
Name: DANNI LYNN BREEN Owner ID: 15305
Mailing Address: 664 E RUNNION RD %Ownership: 100.0000000000%
SEQUIM,WA 98382-7551
Exemptions�
Taxes and Assessment Details
Values
Taxing Jurisdiction
Improvement Building
..........
..... ........ ....... ...
Sketch
........................
Property Image
Land
Roll Value History
Deed and Sales History
Payout Agreement
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Clallam County Assessor & Treasurer - Property Details - 55971 JOHN AND KRISTIN ... Page I of I
Clallarn County Assessor & Treasurer
Property Search Results > 55971 JOHN AND KRISTIN TUCKER for Year 2011 - 2012
Property
Account
Property ID� 55971 Legal Description: LOT 7 BIL 34 TPA
Geographic ID: 0630000034250000 Agent Code:
Type: Real
Tax Area: 0010- PA 121 PORT ST CNTY H2 L WMP Land Use Code 59
Open Space: N DFL N
Historic Property: N Remodel Property: N
Multi-Family Redevelopment: N
Township: Section:
Range:
Location
Address: 324 W FIRST ST Mapsco:
PORT ANGELES,WA 98363
Neighborhood- PA East Comm MapID: 2
Neighborhood CID: 5005000
Owner
Name: JOHN AND KRISTIN TUCKER Owner ID� 56869
Mailing Address: 185 HOARE RD %Ownership: 100.0000000000%
PORT ANGELES,WA 98363
Exemptions:
Taxes and Assessment Details
Values
Taxing Jurisdiction
Improvement/ Building
Sketch
Property Image
.. . ......
Land
Roll Value History
Deed and Sales History
Payout Agreement
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Clallarn County Assessor& Treasurer - Property Details - 55974 MORNINGSIDE for Ye... Page I of I
Clallarn County Assessor & Treasurer
Property Search Results > 55974 MORNINGSIDE for Year 2011 - 2012
Account
.... .......
Property ID: 55974 Legal Description: LOTS 11-12 BL 34
SURVEY V55 P73
Geographic ID: 0630000034400000 Agent Code:
Type: Real
Tax Area: 0010-PA 121 PORT ST CNTY H2 L WMP Land Use Code 65
Open Space: N DFL N
Historic Property: N Remodel Property: N
Multi-Family Redevelopment: N
Township: Section:
Range:
Location
Address: 113 S VALLEY ST Mapsco:
PORT ANGELES,WA 98362
Neighborhood: PA East Comm MapID: 2
Neighborhood CD: 5005000
Owner
Name: MORNINGSIDE Owner ID: 206595
Mailing Address: 809 LEGION WAY SE %Ownership 100.0000000000%
OLYMPIA,WA 98507
Exemptions: EX
Taxes and Assessment Details
...........
s
Taxing Jurisdiction
Improvement Building
Sketch
Property Image
Land
Roll Value History
Deed and Sales History
Payou t Agreement
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Clallam County Assessor & Treasurer - Property Details - 55975 WILLIAM CLEVENG... Page I of I
Clallam County Assessor & Treasurer
Property Search Results > 55975 WILLIAM CLEVENGER AND JACK GRAY for Year 2011 2012
Property
Account
Property ID: 55975 Legal Description: LOT 13 BL 34
Geographic ID: 0630000034440000 Agent Code:
Type: Real
Tax Area: 0010-PA 121 PORT ST CNITY H2 L WMP Land Use Code 63
Open Space: N DFL N
Historic Property: N Remodel Property: IN
Multi-Family Redevelopment, N
Township: Section:
Range:
Location
Address: 333 W SECOND ST Mapsco:
PORT ANGELES,WA 98362
Neighborhood: PA East Comm MapID: 2
Neighborhood CID: 5005000
Owner
Name: WILLIAM CLEVENGER AND JACK GRAY Owner ID: 18605
Mailing Address: PO BOX 669 %Ownership: 100.0000000000%
PORT ANGELES,V\1A 98362-0120
Exemptions:
Taxes and Assessment Details
Values
Taxing Jurisdiction
Improvement/ Building
Sketch
Property Image
".7 7_
Land
Roll Value History
Deed and Sales History
Payout Agreement
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Clallarn County Assessor & Treasurer - Property Details - 55977 CITY OF PORT ANGE... Page I of I
Clallarn County Assessor & Treasurer
Property Search Results > 55977 CITY OF PORT ANGELES for Year 2011 - 2012
Property
Account
Property ID: 55977 Legal Description: STREET IN LT1 BL35
Geographic ID: 0630000035000000 Agent Code:
Type: Real
Tax Area: 0010-PA 121 PORT ST CNTY H2 L WMP Land Use Code 89
Open Space: N DFL N
Historic Property� N Remodel Property: N
Multi-Family Redevelopment: N
Township: Section:
Range:
Location
Address: MARINE DR Mapsco:
PORT ANGELES,VVA
Neighborhood: PA Exempt& Ref MapID: 2
Neighborhood CD: 50985200
Owner
Name: CITY OF PORT ANGELES Owner ID: 46740
Mailing Address: PO BOX 1150 %Ownership: 100.0000000000%
PORT ANGELES,WA 98362-0217
Exemptions: EX
Taxes and Assessment Details
Values
Taxing Jurisdiction
Improvement/ Building
Sketch
Property Image
Land
Roll Value History
Deed and Sales History
Payout Agreement
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Clallarn County Assessor & Treasurer - Property Details - 55978 LORANCE R AND JU... Page I of I
Clallarn County Assessor & Treasurer
Property Search Results > 55978 LORANCE R AND JUNE E TOZZER TRUST for Year 2011
2012
Property
Account
Property ID: 55978 Legal Description: LTS 1&2 & PTN LTS
3-6 BL 35
Geographic ID: 0630000035030000 Agent Code:
Type: Real
Tax Area: 0010-PA 121 PORT ST CNTY H2 L WMP Land Use Code 55
Open Space: N DFL N
Historic Property: N Remodel Property: N
Multi-Family Redevelopment N
Township: Section:
Range:
Location
Address: 402 MARINE DR Mapsco:
PORT ANGELES,VVA
Neighborhood: PA West Comm MaplD� 2
Neighborhood CID: 5155000
Owner
Name: LORANCE R AND JUNE E TOZZER TRUST Owner ID: 56606
Mailing Address: PO BOX 2800 %Ownership. 100.0000000000%
SEQUIM,VVA 98382-2800
Exemptions:
'-'taxes and Assessment Details_-
-Values
Taxing Jurisdiction
Improvement/ Building
Sketch
Property Image
Land
Roll'Value History
Deed and Sales History
Payout Agreement
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Clallam County Assessor & Treasurer - Property Details - 56048 PAUL M HOQUE for Y... Page I of 2
Clallarn County Assessor & Treasurer
Property Search Results > 56048 PAUL M HOQUE for Year 2011 - 2012
Property
Account
Property ID� 56048 Legal Description: LT1 EX 1200 SQ FT&
ALL LT 2& N40' LTS
19&20 SURV13-60 BL
51
Geographic ID- 0630000051050000 Agent Code:
Type: Real
Tax Area: 0010-PA 121 PORT ST CNTY H2 L WMP Land Use Code 13
Open Space: N DFL N
Historic Property: N Remodel Property: N
Multi-Family Redevelopment: N
Township: Section:
Range:
Location
Address: 306 W SECOND ST Mapsco:
PORT ANGELES,WA
Neighborhood PA East Comm MaplD: 2
Neighborhood CD: 5005000
Owner
Name: PAUL M HOQUE Owner ID: 31226
Mailing Address: PO BOX 2391 % Ownership: 100.0000000000%
PORT ANGELES,WA 98362
Exemptions:
Owner
Name� PAUL M HOQUE Owner ID: 31226
Mailing Address: PO BOX 2391 %Ownership: 100.0000000000%
PORT ANGELES,WA 98362
Exemptions:
Owner
Name: PAUL M HOQUE Owner ID: 31226
Mailing Address: PO BOX 2391 %Ownership: 100.0000000000%
PORT ANGELES,WA 98362
Exemptions:
Owner
Name: PAUL M HOQUE Owner I D: 31226
Mailing Address� PO BOX 2391 % Ownership: 100.0000000000%
PORT ANGELES,WA 98362
Exemptions:
Taxes and Assessment Details
Values
Taxing Jurisdiction
Improvement/ Building
Sketch
Property Image
Land.
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Clallam County Assessor & Treasurer - Property Details - 56048 PAUL M HOQUE for Y... Page 2 of 2
Roll Value History
De,ed and Sales History
Payout Agreement
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Clallarn County Assessor & Treasurer - Property Details - 56049 CHAPLES T BURKHA... Page I of I
Clallarn County Assessor & Treasurer
Property Search Results > 56049 CHARLES T BURKHARDT TTE for Year 2011 - 2012
Property
Account
Property ID: 56049 Legal Description: LOT 3 BL 51
Geographic ID: 0630000051100000 Agent Code:
Type: Real
Tax Area: 0010- PA 121 PORT ST CNTY H2 L VVMP Land Use Code 11
Open Space: N DFL N
Historic Property: N Remodel Property: N
Multi-Family Redevelopment: N
Township: Section:
Range:
Location
Address: 308 VV SECOND ST Mapsco:
PORT ANGELES,VVA 98362
Neighborhood: PA East Res MapID: 2
Neighborhood CID: 5001000
Owner
Name: CHARLES T BURKHARDT TTE Owner ID: 194231
Mailing Address: 308 WEST 2ND ST %Ownership: 100.0000000000%
PORT ANGELES,VVA 98362
Exemptions:
Taxes and Assessment Details
Values
Taxing Jurisdiction
Improvement Building
Sketch
Property Image
Land
Roll Value History
Deed and Sales History
Payout Agreement
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Clallarn County Assessor& Treasurer - Property Details - 56050 DEVONEY REVOCAB... Page I of I
Clallam County Assessor & Treasurer
Property Search Results > 56050 DEVONEY REVOCABLE TRUST for Year 2011 - 2012
Property
Account
Property ID: 56050 Legal Description: LOT 4 BL 51 TPA
Geographic ID: 0630000051150000 Agent Code:
Type: Real
Tax Area: 0010-PA 121 PORT ST CNTY H2 L WMP Land Use Code 11
Open Space: N DFL N
Historic Property: N Remodel Property: N
Multi-Family Redevelopment: N
Township: Section:
Range:
Location
Address: 310 W SECOND ST Mapsco:
PORT ANGELES,WA 98362
Neighborhood: PA East Res Map ID: 2
Neighborhood CID: 5001000
Owner
Name: DEVONEY REVOCABLE TRUST Owner ID: 209222
Mailing Address: 310 W SECOND ST %Ownership: 100.0000000000%
PORT ANGELES,WA 98362
Exemptions:
Taxes and Assessment Details
Values
Taxing Jurisdiction
Improvement Building
Ske
tch
Property Image
7
Land
Roll Value History
Deed and Sales History
Payout Agreement
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Clallarn County Assessor & Treasurer - Property Details - 56051 ANDREW H BEASLE... Page I of I
Clallarn County Assessor & TreaSurer
Property Search Results > 56051 ANDREW H BEASLEY AND BONNIE RATHOD for Year 2011 -
2012
.......................... .......
Pro-perty
Account
Property ID: 56051 Legal Description: LOT 5 BL 51
Geographic ID: 0630000051200000 Agent Code:
Type: Real
Tax Area: 0010-PA 121 PORT ST CNTY H2 L WMP Land Use Code 11
Open Space: N DFL N
Historic Property: N Remodel Property: N
Multi-Family Redevelopment: N
Township: Section:
Range:
Location
Address: 312 W SECOND ST Mapsco:
PORT ANGELES,WA
Neighborhood: PA East Res Map ID: 2
Neighborhood CD: 5001000
Owner
Name: ANDREW H BEASLEY AND BONNIE RATHOD Owner ID: 13114
Mailing Address: 312 W 2ND ST %Ownership� 100.0000000000%
PORT ANGELES,WA 98362-2208
Exemptions:
Taxes and Assessment Details
Values
Taxing Jurisdiction
Improvement Building
Sketch
Property Image
Land
Roll Value History
Deed and Sales History
Payout Agreement
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Clallam County Assessor & Treasurer
Property Search Results > 56052 SHARON J JOHNSTON for Year 2011 - 2012
Property
Account
Property ID� 56052 Legal Description: LOT 6 BIL 51
Geographic ID: 0630000051250000 Agent Code:
Type: Real
Tax Area: 0010-PA 121 PORT ST CNTY H2 L WMP Land Use Code 11
Open Space: N DFL N
Historic Property: N Remodel Property: N
Multi-Family Redevelopment: N
Township: Section:
Range:
Location
Address: 316 VV SECOND ST Mapsco:
PORT ANGELES,WA
Neighborhood: PA East Res MapID: 2
Neighborhood CID: 5001000
Owner
.... .......
Name: SHARON J JOHNSTON Owner ID: 33413
Mailing Address: 316 W 2ND ST %Ownership: 100.0000000000%
PORT ANGELES,WA 98362
Exemptions: SNR/DSl3L
Taxes and Assessment Details
Values
Taxing Jurisdiction
Improvement/ Building
Sketch
Property Image
Land
Roll Value History
Deed and Sales History
Payout Agreement
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Clallam County Assessor& Treasurer - Property Details - 56054 MARITIME SERVICE ... Page I of I
Clallam County Assessor & Treasurer
Property Search Results > 56054 MARITIME SERVICE COMPANY for Year 2011 - 2012
Property
Account
Property ID: 56054 Legal Description: LOTS 9&10 BLOCK 51
Geographic ID: 0630000051350000 Agent Code:
Type: Real
Tax Area: 0010-PA 121 PORT ST CNTY H2 L WMP Land Use Code 64
Open Space: N DFIL N
Historic Property: N Remodel Property: N
Multi-Family Redevelopment: N
Township: Section:
Range:
Location
Address: 211 S VALLEY ST Mapsco�
PORT ANGELES,VVA
Neighborhood: PA West Comm MapID: 2
Neighborhood CD� 5155000
Owner
Name: MARITIME SERVICE COMPANY Owner ID: 38848
Mailing Address: 7245 W MARGINAL WAY SW %Ownership: 100.0000000000%
SEATTLE,VVA 98106-1912
Exemptions:
Taxes and Assessment Details
Values
Taxing Jurisdiction
Improvement Building
Sketch
Property Image
Land
Roll Value History
Deed and Sales History
Payout Agreement
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Clallam County Assessor& Treasurer - Property Details - 56058 JJ AND D FAMILY LP... Page I of I
Clallam County Assessor & Treasurer
Property Search Results > 56058 JJ AND D FAMILY LP for Year 2011 2012
Property
Amount
Property ID: 56058 Legal Description� LTS 11-14& PT VV
3RD ST ABTG BL 51
&STS ABTG LTS 7-10
BL 72 SURVEY V29
P97
Geographic ID- 0630000051500000 Agent Code:
Type: Real
Tax Area: 0010- PA 121 PORT ST CNTY H2 L VVMP Land Use Code 51
Open Space: N DFL N
Historic Property: N Remodel Property: N
Multi-Family Redevelopment: N
Township: Section:
Range:
Location
............. .. ........
Address� 311 S VALLEY ST Mapsco:
PORT ANGELES,VVA 98362
Neighborhood: PA West Comm MapID: 2
Neighborhood CID: 5155000
Owner
Name: JJ AND D FAMILY LP Owner ID: 32340
Mailing Acldress� 311 S VALLEY ST %Ownership: 100.0000000000%
PORT ANGELES,WA 98362
Exemptions:
Taxes and Assessment Details
Values
Taxing Jurisdiction
Improvement Building
Sketch
Property Image
Land
Roll Value History
Deed'ar��_Sales'Histo-ry
Payout Agreement
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Clallam County Assessor & Treasurer - Property Details - 56060 THOMAS K POPE for ... Page I of I
Clallarn County Assessor & Treasurer
Property Search Results > 56060 THOMAS K POPE for Year 2011 - 2012
Property
Account
Property ID: 56060 Legal Description: LOTS 15&16 &W2
LOT 17 BL 51
Geographic ID: 0630000051600000 Agent Code:
Type: Real
Tax Area: 0010-PA 121 PORT ST CNITY H2 L WMP Land Use Code 11
Open Space: N DFL N
Historic Property: N Remodel Property: N
Multi-Family Redevelopment: N
Township: Section:
Range:
Location
Address� 323 VV THIRD ST Mapsco:
PORT ANGELES,WA 98362
Neighborhood: PA East Res MapID: 2
Neighborhood CID: 5001000
Owner
Name: THOMAS K POPE Owner ID: 46712
Mailing Address: 323 W 3RD ST %Ownership: 100.0000000000%
PORT ANGELES, WA 98362-2249
Exemptions: SNR/DS13L
Taxes and Assessment Details
Values
Taxing Jurisdiction
Improvement Building
Sketch
Property Image
Land
Roll Value History
Deed and Sales History
Payout Agreement
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Clallam County Assessor & Treasurer
Property Search Results > 56061 MATTHEW AND C DUCHOW AND R ANDERSON for Year 2011
- 2012
Property
Account
Property ID: 56061 Legal Description: E2 LOT 17&ALL
LOT 18 BL 51
Geographic ID: 0630000051650000 Agent Code:
Type: Real
Tax Area: 0010-PA 121 PORT ST CNTY H2 L VVMP Land Use Code 11
Open Space: N DFL IN
Historic Property� N Remodel Property: IN
Multi-Family Redevelopment: IN
Township: Section:
Range:
Location
Address: 311 1/2 W THIRD ST Mapsco:
PORT ANGELES,WA 98362
Neighborhood: PA East Res Map ID: 2
Neighborhood CID: 5001000
Owner
Name: MATTHEW AND C DUCHOW AND R ANDERSON Owner ID: 22248
Mailing Address� 311 VV 3RD ST %Ownership: 100.0000000000%
PORT ANGELES,WA 98362
Exemptions:
Taxes and Assessment Details
Vaiu 11 e I s
"iaxing Jurisdiction
improvement/ Building
... .......
Sketch
Property Image
Land
Roll Value History
Deed and Sales History
Payout Agreement
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Clallam County Assessor & Treasurer - Property Details - 5606') ERIC SCHAEFER-MEY... Page I of I
Clallarn County Assessor & Treasurer
Property Search Results > 56063 ERIC SCHAEFERMEYER for Year 2011 - 2012
Property
Account
Property ID: 56063 Legal Description: S100 LT19 BIL 51
Geographic ID: 0630000051750000 Agent Code:
Type� Real
Tax Area: 0010-PA 121 PORT ST CNTY H2 L VVMP Land Use Code 11
Open Space: N DFL N
Historic Property: N Remodel Property� N
Multi-Family Redevelopment: N
Township: Section:
Range:
Location
Address: 305 VV THIRD ST Mapsco:
PORT ANGELES,VVA
Neighborhood: PA East Res Map ID: 2
Neighborhood CID: 5001000
Owner
Name: ERIC SCHAEFERMEYER Owner I D: 50583
Mailing Address: 305 VV 3RD ST %Ownership: 100.0000000000%
PORT ANGELES,WA 98362
Exemptions:
Taxes and Assessment Details
Values
Taxing Jurisdiction
Improvement/ Building
Sketch
Property Image
Land
Roll Value History
Deed and Sales History
Payout Agreement
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Clallarn County Assessor & Treasurer - Property Details - 56064 RUSSELL J SCHOMB... Page I of I
Clallarn County Assessor & Treasurer
Property Search Results > 56064 RUSSELL J SCHOMBURG for Year 2011 2012
Property
Account
Property ID: 56064 Legal Description� S 100' LOT 20 B L 51
Geographic ID: 0630000051800000 Agent Code:
Type: Real
Tax Area: 0010-PA 121 PORT ST CNTY H2 L VVMP Land Use Code 11
Open Space: N DFL N
Historic Property: N Remodel Property: N
Multi-Family Redevelopment: N
Township: Section:
Range:
Location
Address: 301 W THIRD ST Mapsco:
PORT ANGELES,WA
Neighborhood: PA East Res MapID: 2
Neighborhood CD� 5001000
Owner
Name: RUSSELL J SCHOMBURG Owner ID: 50968
Mailing Address: 301 VV 3RD ST %Ownership: 100,0000000000%
PORT ANGELES,VVA 98362
Exemptions: SNR/DS13L
Taxes and Assessment Details
7_
Values
Taxing Jurisdiction
Improvement Building
Sketch
Property Image
Land
Roll Value History
Deed and Sales History
Payout Agreement
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Clallam County Assessor & Treasurer - Property Details - 56069 DENISE E CLARKE fo... Page I of I
Clallarn County Assessor& Treasurer
Property Search Results > 56069 DENISE E CLARKE for Year 2011 - 2012
Property
Account
Property ID: 56069 Legal Description: LT 5 BIL 52
Geographic ID� 0630000052150000 Agent Code:
Type: Real
Tax Area� 0010-PA 121 PORT ST CNTY H2 L VVMP Land Use Code 11
Open Space: N DFL N
Historic Property� N Remodel Property: N
Multi-Family Redevelopment: N
Township: Section:
Range:
Location
Address: 220 W SECOND ST Mapsco:
PORT ANGELES,WA 98362
Neighborhood: PA East Res MapID. 2
Neighborhood CD: 5001000
Owner
Name: DENISE E CLARKE Owner ID: 18466
Mailing Address: 220 VV 2ND ST %Ownership: 100.0000000000%
PORT ANGELES,WA 98362
Exemptions:
Owner
Name: DENISE E CLARKE Owner ID: 18466
Mailing Address: 220 W 2ND ST %Ownership: 100.0000000000%
PORT ANGELES,WA 98362
Exemptions:
Owner
Name: DENISE E CLARKE Owner ID: 18466
Mailing Address: 220 W 2ND ST %Ownership: 100.0000000000%
PORT ANGELES,WA 98362
Exemptions�
Taxes and Assessment Details
Values
Taxing Jurisdiction
improvement/ Building
Sketch
......................
Property Image
.. ....................
Land
Roll Value History
Deed and Sales History
Payout Agreement
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Clallam County Assessor & Treasurer - Property Details - 56070 DARLENE BLAGDON... Page I of I
Clallarn County Assessor & Treasurer
Property Search Results > 56070 DARLENE BLAGDON TTE for Year 2011 - 2012
Property
Account
Property ID: 56070 Legal Description: LOT 6 BL 52
Geographic ID: 0630000052200000 Agent Code:
Type: Real
Tax Area: 0010-PA 121 PORT ST CNTY H2 L VVMP Land Use Code 11
Open Space: N DFL N
Historic Property: N Remodel Property: N
Multi-Family Redevelopment: N
Township: Section:
Range:
Location
Address: 222 W SECOND ST Mapsco.
PORT ANGELES,WA 98362
Neighborhood- PA East Res Map ID: 2
Neighborhood CD: 5001000
Owner
Name: DARLENE BLAGDON TTE Owner ID� 14183
Mailing Address: C/O JAMES BLAGDON %Ownership: 100.0000000000%
54743 HVVY 112
PORT ANGELES,WA 98363
Exemptions:
Taxes and Assessment Details
Values
Taxing Jurisdiction
Improvement Building
Sketch
Property Image
La-nd
Roll Value History
Deed and Sales History
Payout Agreement
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Clallam County Assessor & Treasurer - Property Details - 56071 LEON A LUETTGEN ... Page I of I
Clallarn County Assessor & Treasurer
Property Search Results > 56071 LEON A LUETTGEN TRUSTEE for Year 2011 - 2012
Property
Account
Property ID: 56071 Legal Description: LTS 9& 10 BIL 52
Geographic ID: 0630000052350000 Agent Code:
Type: Real
Tax Area: 0010-PA 121 PORT ST CNTY H2 L WMP Land Use Code 11
Open Space: N DFL N
Historic Property: N Remodel Property: N
Multi-Family Redevelopment: N
Township: Section:
Range:
Location
Address� 232 W SECOND ST Mapsco:
PORT ANGELES,WA
Neighborhood: PA East Res MapID: 2
Neighborhood CID: 5001000
Owner
Name: LEON A LUETTGEN TRUSTEE Owner ID: 37961
Mailing Address: C/O LESLIE SEABERG % Ownership: 100.0000000000%
3108 46TH AVENUE SOUTH
MINNEAPOLIS, MIN 55406
Exemptions:
Taxes and Assessment Details
Values
Taxing Jurisdiction
Improvement Building
Sketch
Prope rty Image
Land
Roll Value History
Deed and Sales History
Payout Agreement
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Clallarn County Assessor& Treasurer - Property Details - 56072 WILLIAM W ULIN for... Page I of I
Clallarn County Assessor & Treasurer
Property Search Results > 56072 WILLIAM W ULIN for Year 2011 - 2012
Property
Account
Property ID: 56072 Legal Descriptiow LOT 11 3L 52
Geographic ID: 0630000052400000 Agent Code:
Type: Real
Tax Area: 0010-PA 121 PORT ST CNTY H2 L WMP Land Use Code 11
Open Space: N DFL N
Historic Property: N Remodel Property: N
Multi-Family Redevelopment: N
Township: Section:
Range:
Location
Address: 237 W THIRD ST Mapsco:
PORT ANGELES,WA
Neighborhood: PA East Res MapID: 2
Neighborhood CD: 5001000
Owner
Name: WILLIAM W ULIN Owner ID: 57181
Mailing Address: 237 W 3RD ST %Ownership: 100.0000000000%
PORT ANGELES,WA 98362-2826
Exemptions: SNR/DSBL
Taxes and Assessment Details
Values
Taxing Jurisdiction
Improvement Building
Sketch
Property Image
Land
Roll Value History
Deed and Sales History
Payout Agreement
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Clallarn County Assessor& Treasurer - Property Details - 56073 HOLLY FISHER for Y... Page I of I
Clallarn County Assessor & Treasurer
Property Search Results > 56073 HOLLY FISHER for Year 2011 - 2012
Property
Account
Property 11D� 56073 Legal Description: LOT 12 BLK 52
Geographic ID: 0630000052450000 Agent Code:
Type: Real
Tax Area: 0010-PA 121 PORT ST CNTY H2 L VVMP Land Use Code 11
Open Space: N DFL N
Historic Property: N Remodel Property: N
Multi-Family Redevelopment: N
Township: Section:
Range:
Location
Address: 233 WEST THIRD ST Mapsco:
PORT ANGELES,VVA 98362
Neighborhood: PA East Res MapID: 2
Neighborhood CD: 5001000
Owner
Name: HOLLY FISHER Owner ID� 208614
Mailing Address: 29834 23RD AVE S %Ownership: 100,0000000000%
FEDERAL WAY,WA 98003
Exemptions:
Taxes and Assessment Details
Values
Taxing Jurisdiction
Improvement Building
Sketch
Property Image
Land
Roll Value History
........... . ........................
Deed and Sales History
Payout Agreement
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Clallarn County Assessor & Treasurer - Property Details - 56074 CARL J BELLING for ... Page I of I
Clallarn County Assessor & Treasurer
Property Search Results > 56074 CARL J BELLING for Year 2011 - 2012
Property
Account
Property ID: 56074 Legal Description: LT14 EXC VV3 BIL 52
Geographic ID- 0630000052550000 Agent Code:
Type: Real
Tax Area: 0010-PA 121 PORT ST CNTY H2 L WMP Land Use Code 11
Open Space: N DFL N
Historic Property: N Remodel Property: N
Multi-Family Redevelopment: N
Township� Sectiom
Range:
Location
Address: 227 W THIRD ST Mapsco:
PORT ANGELES, WA
Neighborhood: PA East Res MapID: 2
Neighborhood CID: 5001000
Owner
Name: CARL J BELLING Owner ID: 13443
Mailing Address: 325 E WASHINGTON ST#183 % Ownership: 100.0000000000%
SEQUIM,WA 98382
Exemptions: SNR/DSBL
Taxes and Assessment Details
Values
Taxing Jurisdiction
Improvement Building
Sketch
Property Image
Land
7-
Roll Value History
Deed and Sales History
Payout Agreement
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Clallam County Assessor & Treasurer - Property Details - 56183 HERMAN JR AND RE... Page I of I
Clallarn County Assessor & Treasurer
Property Search Results > 56183 HERMAN JR AND REBECCA MURILLO for Year 2011 2012
Property
Account
...........
Property ID: 56183 Legal Description: LT 1 BL 74
Geographic ID 0630000074000000 Agent Code�
Type: Real
Tax Area: 0010 -PA 121 PORT ST CNTY H2 L WIMP Land Use Code 11
Open Space: N DFL N
Historic Property: N Remodel Property: N
Multi-Family Redevelopment: N
Township: Section:
Range:
Location
Address: 312 PINE ST Mapsco:
PORT ANGELES,WA
Neighborhood: PA West Res MapID 2
Neighborhood CID: 5151000
Owner
Name: HERMAN JR AND REBECCA MURILLO Owner I D: 42409
Mailing Address: 312 SO PINE ST % Ownership: 100.0000000000%
PORT ANGELES,WA 98362
Exemptions:
Taxes and Assessment Details
Values
Taxing Jurisdiction
Improvement/ Building
Sketch
Property Image
Land
Roll Value History
Deed and Sales History
Payout Agreement
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Planning Commission Minutes
Augnst 8,2012
Page 8
CONDITIONAL USE PERMIT—CUP 12-05 —BARHOP BREWERY, 325
� .�VStreet: Proposal to establish a micro brewery in the Commercial Arterial
zone.
Chair Reiss read the qualifying questions fo� quasi judicial proceedings to the Commissioners
regarding Appearance of Fairness matters. 'All Commissioners responded that they had no
Appearance of Fairness or Conflict of Interest issues to report with respect to the agenda item.
The Chair then reviewed the quasi judicial public hearing procedures for audience members. No
concerns were noted.
Associate Planner Scott Johns reviewed the Staff Report recommending approval of the
conditional use permit with conditions.
Chair Reiss opened the public hearing.
Mr. Tom Curry, 1126 East 7th Street, requested that the Planning Commission approve the
conditional use permit without a condition requiring review of the activity through the
conditional use permit process as is suggested in proposed condition No. 3. Mr. Curry expressed
his disappointment with the Port Angeles Downtown Association (PADA) and did not wish to
operate under a set of conditions whereby he would be required to receive approval of the
PADA. He did not wish to move his retail operation from its current location and consolidate his
business interests into this new location with a condition for review.
There being no further testimony, Chair Reiss closed the public hearing.
Following discussion, Planning Manager Sue Roberds stated that the proposed condition was
intended to be a catch all to address any unforeseen issues that the activity may present in that
the use is a new activity that has not operated within the Downtown. However, unforeseen
issues resulting from the ultimate operation that result in a nuisance would be enforceable under
the City's Nuisance Ordinance. She agreed that the condition is not absolutely necessary given
that the City has a nuisance ordinance.
Commissioner Headrick moved to approve the conditional use permit application subject
to the following conditions, and citing the following findings and conclusions in support of
the action:
Conditions:
I. The applicant shall obtain all necessary permits from local and state agencies including
the State Liquor Control Board and the Clallarn County Health Department for the
proposed use. An Industrial Users Permit shall be obtained from the City of Port Angeles
Public Works and Utilities Department prior to commencement of the proposed brewing
activity.
2. Modifications required by the City of Port Angeles Building Division and Fire
Department shall be completed prior to occupancy.
Planning Commission Minutes
A ugusl 8,2012
Page 9
Findings:
Based on the information provided in the Community Development Staff Report for CUP 12-01
dated August 8, 2012, including all information in the public record file, comments and
testimony presented during the public hearing, the Planning Commission discussion and
deliberation, and the above listed conditions of approval, the City of Port Angeles Planning
Commission hereby finds that:
I Tom Curry submitted Conditional Use Permit application CUP 12-01 to allow the
establishment of a microbrewery at 325 West Second Street on July 13, 2012. The
application was determined to be complete on July 26, 2012. -
2. The proposed site is legally described as Lots 15-16, Block 3)4, Townsite of Port Angeles
and is owned by William Clevenger and John Gray. William Clevenger signed the
application as property owner.
The site is zoned Commercial Arterial District. Zoning in the surrounding area includes
Commercial Arterial (subject site, north, and west), Central Business District (north and
east), Residential, High Density (south), and Public Buildings and Parks (steep slope area
on subject site. Southeast, and southwest)�zoning designations.
4. The site is located in the City's North Central Planning Area, and the Comprehensive
Plan designates the site as Commercial. Adjacent designations are High Density
Residential to the west and southwest. Other development in the general vicinity
includes commercial uses with residential high density north and south, and single family
south and south west of the site. Site access is from the First/Second Alley due to
topography in the area preventing access from Second Street.
5. Micro breweries are listed as conditional uses in the Commercial Arterial zone.
6. Site development includes an approximately 5,000 square foot warehouse structure
located at the toe of a steep slope. No changes are planned to the exterior of the structure.
Interior remodel will result in the creation of an approximately 3,000 sq.ft. production
area where craft beer will be brewed and an approximately 1,092 tasting room/food
service area with kitchen, restroom, and office area.
7. The sut�ject site can provide off street parking that will benefit the business activity and
relieve parking congestion in the area. -
8. Per Section 14.40 of the Port Angeles Municipal Code, business parking within the City
is calculated at I space for each 125 sq.ft. of usable area for food service use and I space
for each employee for warehouse type activities. The application indicates the need for 3)
employees (I brewer and 2 service personnel). The site can easily accommodate 10 off
site parking spaces,
9. Per 17.96.050 PAMC, the Planning Commission shall consider applications for uses
requiring a conditional use permit 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
Planning Commission Minutes
A ugust 8,2012
Page 10
neighboring pro perty. 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.
10. Per 17.96.070(D) PAMC, the conditional use may become void after one year from the
date of granting such permit if the use of the land or building or applying for necessary
building permits has not taken place in accordance with the provision in granting said
requests. If unanticipated adverse impacts are identified following commencement of the
use, the Planning Commission may apply mitigating conditions at that time. 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.
11. The City's Comprehensive Plan was reviewed for consistency with the proposal. Land
Use Element Goal A and Policy A.2: Land Use Element Goal D, and Policy D.],-
Transportation Element Policy B.14 and B.16; were found to be most relevant to the
proposal.
12. Reviewing City Departmental comments were considered in the review of this
application. The Public Works and Utilities Department will require a Minor Industrial
Users permit for the discharge of waste into the City's utility system. The occupancy is
classified as an F-2 per the Fire Department which does not require a sprinkler system.
13. Notification of the proposed action and conditional use permit application was placed in
the Peninsula Daily News on July 18, 2012, posted on the site on July 16, 2012, and
mailed to property owners within 300 feet of the subject property on July 13, 2012.
Written public comment was accepted until August 2, 2012. No written comments were
received during the public comment period.
14. A Determination of NonSignificance was issued for this proposed action on behalf of the
City's SEPA Responsible Official on August 6, 2012, per WAC 197-11-3)5 5. This
satisfies the City's responsibility under the State Environmental Policy Act (SEPA).
15. The Planning Commission opened a public hearing on the proposal at the August 8, 2012,
regular meeting.
Conclusions.-
Based on the information provided in the Department of Community Development Staff Report
for CUP 12-05 August 8, 2012, including all of the information in the public record file,
comments, and testimony presented during the public hearing, the Planning Commission's
discussion and deliberation, and the above listed conditions of approval and listed findings, the
City of Port Angeles Planning Commission hereby concludes that:
3. The proposal is consistent with requirements for review and process of a conditional use
permit as specified in PAMC 17.96.050. As conditioned, unforeseen negative issues will
be corrected by the applicant.
4. The activity is similar to other uses permitted in the City's Commercial Arterial zone.
5. As conditioned, the proposal will comply with all development standards including off
street parking, for such the specific activity, furthers the goals and policies of the City's
Planning Commission Minutes
August 8�2012
Page /I
Comprehensive Plan, and provides commercial infill as expected in the Citys
commercial zone. As such, the proposed activity is in the public interest.
6. As conditioned, future site development shall be in accordance with established standards
for properties that contain environmentally sensitive areas.
The motion was seconded by Commissioner Matthews and passed 6 —0.
A
NuELb-',
W A S H I N G T 0 N, U. S. A.
COMMUnity & Economic Development Department
August 17, 2012
Mr. Thomas Curry
1126 East 7th Street
Port Angeles, WA 98362
-05
RE: Conditional Use Permit CUP 12
1126 E. 7th Street
Dear Mr. Curry:
As you know, following a public hearing conducted on August 8, 2012, the City of Port
Angeles Planning Commission approved your application for a conditional use permit(CUP)
to allow establishment of a micro brewery in the Commercial Arterial zone. Any appeal of
this action must be submitted to this Department within 14 days of the action. The CUP is
approved with the following conditions:
Conditions:
1. The applicant shall obtain all necessary permits from local and state agencies including the
State Liquor Control Board and the Clallam County Health Department for the proposed
use. An Industrial Users Permit shall be obtained from the City of Port Angeles Public
Works and Utilities Department prior to commencement of the proposed brewing activity.
2. Modifications required by the City of Port Angeles Building Division and Fire
Department shall be completed prior to occupancy.
A certificate of occupancy is required to conduct any business in the City of Port Angeles.
Please let me know if you have any questions regarding any of this information.
Sincerely,
Sue Roberds
Planning Manager
Phone: 360-417-4750 / Fax: 360-417-4711
Website: www.cityofpa.us / Email: smartgrowth@cityofpa.us
321 East Fifth Street - P.O. Box 11 So / Port Angeles, WA 98362-0217
LE
)RT N"(1
P)8
i7'�K.2— WASH INGTON, U. S. A.
DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT
TO: Planning Commission
FROM: Sue Roberds, Planning Manager
DATE: August 8, 2012
RE: Conditional Use Permit - CUP 12-05
APPLICANT: Tom Curry
OWNER: William Clevenger and John Gray
LOCATION: 325 W. 2 nd Street (Access from the First/Second Alley)
REQUEST: Establish a Micro Brewery and Tasting Room in the CA zone.
RECOMMENDATION:
The Planning Division recommends that the Planning Commission approve CUP
12-05 with 3 conditions, citing 16 findings and 4 conclusions in support of that action as
listed in Attachment A.
EXISTING CONDITIONS IN AREA:
The subject property is located at 325 W. 2nd Street in the Commercial Arterial (CA)
zone. The site is Lots 14—20, Block 34 TPA and Cherry Street abutting. The site is over one
acre in area (53,924 sq. ft. or 1.24 acre). Given the topography of the site, access is obtained
from the First/Second Street alley and is located between Valley Street on the west and Cherry
Street on the east. The steep slope bank in this location is approximately 34 feet in height. The
site location is zoned Commercial Arterial and contains an area of PBP Public Buildings and
Parks zoning at the south edge of the site which is a steep slope. Surrounding uses are general
business Commercial Arterial uses to the west, and general office, retail, and high density
residential apartment uses to the northwest, north, and east. Residential high density uses are
largely found south of the site along Cherry Street. The application and site maps are attached as
Attachment B.
DEPARTMENT COMMENTS:
City Departments reviewed the proposal and provided the following comments:
The Fire Department has no objection to the proposal. Occupancy will be based on
compliance with applicable building and fire codes, which may include a fire alarin or sprinkler
system.
CUP 12-05-Barhop Brewery Page 2.
August 08, 2012
The Public Works and Utilities Department did not comment. If alterations or
improvements are needed that require permitting, permits must be obtained.
The Building Division of CED, Interior changes will require building permits.
PUBLIC COMMENT:
Notification of the proposed action was placed in the Peninsula Dail News on July 18,
y
2012, the site was posted on July 16, 2012, and mailed to property owners within 300 feet of the
subject property on July 13, 2012. No written public comment was received during the written
public comment that ended on August 2, 2012.
STATE ENVIRONMENTAL POLICY ACT (SEPA) REVIEW:
A Determination of NonSignificance was issued for this proposed action on behalf of the
City's SEPA Responsible Official on August 6, 2012, per WAC 197-11-355. This satisfies the
City's responsibility under the State Environmental Policy Act (SEPA).
DEPARTMENT OF COMMUNITY DEVELOPMENT ANALYSIS:
The entire Comprehensive Plan and Municipal Code were reviewed with regard to the
proposal. The references listed in Attachment C to this staff report were found to be the most
relevant to the proposal. In addition to the Comprehensive Plan goals and policies, development
regulations in the CA zone are also included in Attachment B to this staff report. The City's
Comprehensive Plan and Land Use Map identify the subject area (below.the steep bank) as being
designated Commercial while the area south of the steep bank is designated High Density
Residential. The site is found in the North Central Planning Area.
The subject site is zoned Commercial Arterial. The Commercial Arterial (CA) zone is
codified as Chapter 17.23 of the Port Angeles Municipal Code. The purpose of the CA zone is to
"...create andpreserve areasfor businesses serving the entire City and needing an arterial
location because of the nature of the business or intensity of traffic generated by the business...
Microbreweries are permitted by conditional use permit in the CA zone per 17.23.160(F) PAMC.
No physical change to the site or exterior of the structure is being proposed, so no change in lot
or site coverage is anticipated.
The site is located on a property that contains a locally unique feature (the bluff on the
south of the site) which is classified as an environmentally sensitive area per Section 15.20 of the
Port Angeles Municipal Code. The application indicates that no structural expansion is planned.
If structural expansion is planned, or alteration to the structure is proposed that will involve work
within 50 foot of the toe of the slope, a geotechnical review will be required.
The applicant has indicated that the approximately 5,000 square foot warehouse structure
will be remodeled to accommodate a microbrewery operation with a tasting room.
Approximately two thirds of the structure is identified as a production area with the remaining
approximately 2,000 square foot area being a tasting room/food service area. The west portion
of the building will contain a kitchen, restroom, office, and tables for customers. The use is not
intended to be a typical restaurant, although restaurants are permitted uses in the Commercial
Arterial zone. The main operation is to produce, distribute, and sell craft beer.
The applicant has indicated that no noxious odors will be emitted from the brew
operation. The operation will emit approximately 5 gallons of water from the brewing process
during production times. There will be one brewer operating in the 3000 square foot area.
Delivery is currently small enough to require only a non-nal pickup truck; however, neither the
CUP 12-05—Barhop Brewery Page 3
August 08, 2012
use of nor the storage of delivery trucks for an on-site use are not prohibited in the Commercial
Arterial district.
Application materials indicate that three (3) persons will work in the facility: one (1)
brew master and two (2) employees. The operation is planned to be seven (7) days a week from
8 AM to 10 PM. The use is not a brew pub where entertaim-nent is intended; however, brew
pubs are permitted uses in the CA zone. The application materials indicate that the intended use
is as "a microbrewery and tasting roomfor the production, storage, and sales of beer." Micro
brewen*es were identified as being conditionally permitted uses in the City's Commercial
Arterial and Central Business District in 1994. A microbrewery differs from a brew pub or a
restaurant due to the potential that the production of product may require some additional
oversight. Depending on the site characteristics and intended operational plan, additional site
safety features or permitting may be required. In this instance, given the existing setbacks from
property lines and other uses and significant parking and access area, staff has not identified
negative site development constraints. Most buildings in the CA and CBD zone do not observe
setbacks from adjacent businesses and do not have excess site area or individual parking areas.
The subject site development is such that the main building is situated in the southwest
portion of the approximately 1.24 acre site at the toe of the bank. The structure is setback
approximately 52 feet from the west property line and provides significant area for off street
parking for vehicles and delivery trucks. Given other neighborhood uses and topography in the
area, the proposed use should not adversely impact traffic patterns. Signage must be in
accordance with the requirements set forth in PANIC 14.36 (Sign Code). Signage and outside
lighting should be placed such that they do not adversely affect residential high density uses in
the area.
The site is located in the City's Parking Business and Improvement Area (PBIA) and as
such, is not required to provide on-site parking. However, the site can provide on-site parking
which is of benefit to not only the business but lessens the impact to surrounding businesses.
Parking for the proposed tasting room/restaurant like portion of the structure would be 9 spaces,
calculated at a 1:125 sq. ft. ratio. Parking for the production portion of the site would be
calculated at 1:ea employee, or 3 spaces. So a total off-site parking space count of 10 would be
anticipated for this need. This amount of parking can easily be accommodated on the 1.24 acre
site.
In consideration of a conditional use permit application, the Planning Commission may
impose whatever restrictions or conditions are considered to be essential to protect the public
health, safety, and welfare, and to prevent depreciation of neighboring property. Uses developed
by conditional use permit must remain in continual compliance with the conditions of approval
or the use may be revoked. All conditional use permits shall become void one year from the date
of granting such permits if the use of the land or building or applying for necessary building
pen-nits has not taken place in accordance with the provisions in granting the permit per
17.96.070(D) PANIC.
Given the similarity of uses to the proposed use found in both the Commercial Arterial
and the Central Business District, the Planning Division recommends the Planning Commission
approve Conditional Use Pen-nit CUP 12-05 subject to 3 conditions supported by the 15 findings
and 4 conclusions listed in Attachment A to this staff report:
Attachments: A - Conditions, Findings, and Conclusions
B - Application
C - Zoning Ordinance, Comprehensive Plan, and Other Municipal Code
References
CUP 12-05—Barhop Brewery Page 4
August 08,2012
ATTACHMENT A
CONDITIONS, FINDINGS, AND CONCLUSIONS IN SUPPORT OF CUP 11-05
Conditions:
I The applicant shall obtain all necessary permits from local and state agencies including
the State Liquor Control Board and the Clallarn County Health Department for the
proposed use. An Industrial Users Permit shall be obtained from the City of Port Angeles
Public Works and Utilities Department prior to commencement of the proposed brewing
activity.
2. Modifications required by the City of Port Angeles Building Division and Fire
Department shall be completed prior to occupancy.
3. If unanticipated adverse impacts are identified, the Planning Commission may apply
additional conditions at that time.
Findings:
Based on the information provided in the Community Development Staff Report for CUP
12-01 dated August 8, 2012, including all information in the public record file, comments and
testimony presented during the public hearing, the Planning Commission discussion and
deliberation, and the above listed conditions of approval, the City of Port Angeles Planning
Commission hereby finds that:
I. Tom Curry submitted Conditional Use Permit application CUP 12-01 to allow the
establishment of a microbrewery at 325 West Second Street.
2. The proposed site is Lots 15-16, Block 34, Townsite of Port Angeles and is owned by
William Clevenger and John Gray. William Clevenger signed the application as property
owner.
3. The site is zoned Commercial Arterial District. Zoning in the surrounding area includes
Commercial Arterial (subject site, north, and west), Central Business District (north and
east), Residential, High Density(south), and Public Buildings and Parks (steep slope area
on subject site. Southeast, and southwest) zoning designations.
4. The site is located in the City's North Central Planning Area, and the Comprehensive
Plan designates the site as Commercial. Adjacent designations are High Density
Residential to the west and southwest. Other development in the general vicinity
includes commercial uses with residential high density north and south, and single family
south and south west of the site. Site access is from the First/Second Alley due to
topography in the area preventing access from Second Street.
5. Micro breweries are listed as conditional uses in the Commercial Arterial zone.
6. Site development includes an approximately 5,000 square foot warehouse structure
located at the toe of a steep slope. No changes are planned to the exterior of the structure.
Interior remodel will result in the creation of an approximately 3,000 sq.ft. production
area where craft beer will be brewed and an approximately 1,092 tasting room/food
service area with kitchen, restroom, and office area.
7. The site is located in the City' Downtown Parking Business Improvement Area (PBlA)
where cooperative parking is provided. Every business in the PBIA is required to
CUP 12-05—Barhop Brewery Page 5
August 08, 2012
participate in the Improvement Area by yearly dues. The subject site can provide off
street parking that will benefit the business activity and relieve parking congestion in the
area.
S. Per Section 14.40 of the Port Angeles Municipal Code, business parking within the City
is calculated at I space for each 125 sq.ft. of usable area for food service use and I space
for each employee for warehouse type activities. The application indicates the need for 3
employees (I brewer and 2 service personnel). The site can easily accommodate 10 off
site parking spaces.
9. Per 17.96.050 PAMC, the Planning Commission shall consider applications for uses
requiring a conditional use permit 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
neighboning property. 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.
10. Per 17.96.070(D) PAMC, the conditional use may become void after one year from the
date of granting such permit if the use of the land or building or applying for necessary
building pen-nits has not taken place in accordance with the provision in granting said
requests. If unanticipated adverse impacts are identified following commencement of the
use, the Planning Commission may apply mitigating conditions at that time. A
development that is approved through the conditional use pen-nit process must remain in
continual compliance with specific conditions of approval or may be revoked.
11. The City's Comprehensive Plan was reviewed for consistency with the proposal. Land
Use Element Goal A and Policy A.2; Land Use Element Goal D, and Policy D.1;
Transportation Element Policy B.14 and B.16; were found to be most relevant to the
proposal.
12. Reviewing City Departmental comments were considered in the review of this
application. The Public Works and Utilities Department will require a Minor Industrial
Users permit for the discharge of waste into the City's utility system. The occupancy is
classified as an F-2 per the Fire Department which does not require a sprinkler system.
13. Notification of the proposed action and conditional use pen-nit application was placed in
the Peninsula Daily News on July 18, 2012, posted on the site on July 16, 2012, and
mailed to property owners within 300 feet of the subject property on July 13, 2012.
Written public comment was accepted until August 2, 2012. No written comments were
received during the public comment period.
14. A Determination of NonSignificance was issued for this proposed action on behalf of the
City's SEPA Responsible Official on August 6, 2012, per WAC 197-11-355. This
satisfies the City's responsibility under the State Environmental Policy Act (SEPA).
15. The Planning Commission opened a public hearing on the proposal at the August 8, 2012,
regular meeting.
CUP 12-05—Barhop Brewery Page 6
August 08, 2012
Conclusions:
Based on the inforination provided in the Department of Community Development Staff
Report for CUP 12-05 August 8, 2012, including all of the information in the public record file,
comments, and testimony presented during the public hearing, the Planning Commission's
discussion and deliberation, and the above listed conditions of approval and listed findings, the
City of Port Angeles Planning Commission hereby concludes that:
I The proposal is consistent with requirements for review and process of a conditional use
permit as specified in PANIC 17.96.050. As conditioned, unforeseen negative issues will
be corrected by the applicant.
2. The activity is similar to other uses permitted in the City's Commercial Arterial zone.
3. As conditioned, the proposal will comply with all development standards including off
street parking, for such the specific activity, furthers the goals and policies of the City's
Comprehensive Plan, and provides commercial infill as expected in the City's
commercial zone. As such, the proposed activity is in the public interest.
4. As conditioned, future site development shall be in accordance with established standards
for properties that contain environmentally sensitive areas.
CUP 12-05—Barhop Br ewery Page 7
August 08, 2012
ATTACHMENT B
COMPREHENSIVE PLAN GOALS, POLICIES, AND OBJECTIVES THAT SUPPORT THE
USE AS A MICRO BREWERY BY CONDITIONAL USE PERMIT IN THE CA ZONE
Comprehensive Plan
The City's 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 site is located in the City's North Central Planning Area. The Comprehensive Plan was reviewed in
its entirety with regard to the proposed application and several goals and policies were found to be
relevant to the proposal. An analysis of compliance with those policies is as follows:
Land Use Element Residential Goal A: "To guide current andfilture development within the
City in a manner thatprovides certainty to its citizens aboutfitture land use and theflexibility necessary
to meet the challenges and opportunities of thefuture."
Policy A.2- "All land use decisions and approvals made by the City Council andlor any of its
appointed Commissions, Boards or Committees should be consistent with the Comprehensive Plan and its
land use map."
Land Use Element Commercial Goal D: To create and maintain a healthy and diverse
commercial sectorfor a balanced and stable local economy.
Policy D.I - The City should encourage the recruitment of new and the retention of existing
commercial developments and businesses, which are consistent with the goals andpolicies of this
Comprehensive Plan.
Transportation Element Policy B.14 - Off-street parking should be suf icient and accessible
,f
within business and residential areas to ensure that the trafficflow of the street is not impaired.
Transportation Element Policy B.16- Parking requirements should make allowances for
shared parking facilities.
Zoning Ordinance
The Zoning Ordinance is the primary implementing ordinance for the Comprehensive Plan. The
Ordinance establishes what types of uses are permitted and where they may be located in the City. It also
establishes definitions and minimum design standards for such uses. Any project proposed in the City
must be consistent with specific regulations of the zone in which it is located.
The Zoning Map identifies the subject property as Commercial Arterial District CA. The purpose
and intent of this zone is:- This is a commercial zone intended to create andpreserve areasfor
businesses serving the entire City and needing an arterial location because of the nature of the
business or intensity of traffic generated by the business. Commercial uses that are largely
devoid of any impacts detrimental to the environment are allowed. Service stations with
petroleum products and dry cleaning shops with hazardous materials are permitted uses. This
zoneprovides the basic urban land usepatternfor automobile oriented, commercial uses with
direct access on a principal arterial street and design standards for greater automobile and
truck traf
fic. .
Conditional Use is defined as: "a usepermitted in a zone but which requires a special degree of
control to make such use consistent and compatible with other existing orpermissible uses in the same
zone".
A micro brewery is conditionally permitted in the CA per PAMC 17.23.160(F)
CUP 12-05—Barhop Brewery Page 8
August 08, 2012
17.96.050 Conditional Use Permit
A. The Planning Commission shall consider applicationsfor Conditional Use Permits of
uses as spec�fied in the applicable Chapter of'the Zoning Regulations. The Planning Commission may
grant saidpermits whieh are consistent and compatible with the purpose(?f the zone in which the use is
located, consistent with the Comprehensive Plan, and not contrai-y 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 weffiare, and to prevent
depreciation of neighboring property.
17.96.07OLD) Permits VoidAfter One Yea
D. Pen-nits Void After One Year. All conditional or unclassified use permits shall
become void one year from the date of granting such permits if use of the land or buildings or applying
for necessary building permits(s)has not taken place in accordance with the provisions in granting said
requests.
PARKING ORDINANCE
PAMC 14.40. Table A, requires I off-street parking space for each 125 sq.ft. of area for
restaurant/food service uses. I parking space per employee is required for warehouse use. A total
parking requirement of ten(10)parking spaces is required for the proposal.
402
338
313
112
324
322
305
113
314
331
306
kA
325
149
228
C6
211
316
312
310
0 308 /2'0 8
304
��331
402
cf-
338
112
313
324
305
322
CA
113
314
331
306
325
149
IL
228 CBD
211 -----------------
PBP
316
312 RHD
3 0
n3O 8
/208
CITY OF PORT ANGELES
NOTICE OF POSTING
RE:
I PAT BARTHOLICK, state that on the day of
2012, 1 posted said notice, a true copy of which is hereto ?tac ed and made part
hereof pursuant to Section 17.96.140 of the Port Angeles Municipal Code, on the
property proposed for a land use action.
AFFI,ANT
Subscribed to me this day of 2012.
NOTARY'IPLIC for the State of
�01ARY
Washington, residing in Port Angeles
0 -
OF
041Z1111110
T/forms/affidav itposti n gj i ni
CITY OF PORT ANGELES
NOTICE OF MAILING
A ,
1, SUE ROBERDS, state that on the 3 day of 2012,
I mailed said notice, a true copy of which is hereto attached and made part hereof
pursuant to Section 17.96.140 of the Port Angeles Municipal Code, to the persons
noted on the attached list. In addition, the notice was posted on thle front lobbv
bulletin board in the main lobby of CityHall.
T
AFFIANTT
Subscribed to me this .6 day of Of 2 0 12.
Notary Public
f N OTA� !Y PUBLIC for the State of
State=of Washington
JANEOSSA M. HURD Wasnington, residing in Port Angeles
�V s
P1
My COMMISSION EX IRES
MAY 27, 2014
T/forms/affidavitmailing
0
CITY OF PORT ANGELES
NOTICE OF
DEVELOPMENT APPLICATION
AND
PUBLIC HEARING
NOTICE IS HEREBY GIVEN that on July 13, 2012, the CITY OF PORT ANGELES received a
conditional use permit application to allow a MICRO BREWERY AND TASTING ROOM use in the
Commercial Arterial zone. The application was considered to be complete on July 13, 2012. The CITY
OF PORT ANGELES PLANNING COMMISSION will conduct a public hearing on AUGUST 8, 2012
in consideration of the application. Interested parties are encouraged to comment on the proposal and to
attend the public hearing that will be conducted at 6 PM, City Hall, 321 East Fifth Street, Port Angeles,
Washington. Written comment must be submitted no later than Aupst 2, 2012, to be included in the staff
report on this matter. Information may be reviewed at the City Department of Community & Economic
Development, City Hall, P.O. Box 1150, 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
Signficance (DNS) will be issued for the project per WAC 197-11-355 following the public
comment and review period that will end on August 2, 2012.
APPLICANT: THOMAS CURRY dba BARHOP BREWING
LOCATION: 325 E. 2 nd Street
For ftirther information contact: Sue Roberds, (360) 417-4750
PUB: 07/18/12
POST: 0716/12
MAIL: 07/13/12
T:\NOTICES\PCpubIichearing.wpd
Sue Roberds
From: Ken Dubuc
Sent: Thursday, August 02, 2012 4:08 PM
To: Sue Roberds
Subject: RE: Barhop Brewery
Good afternoon Sue—
This occupancy would be classified as an F-2, so no, it would not require a sprinkler system.
Looking at the rough plans, the only issue I see is that the tasting room appears to be 1380 square feet in size. That
equates to an occupant load of 92, assuming that there are tables and chairs in the room. Because of the occupant load,
that room would require two separate exits. The exit through the production room does not count and the exit through
the kitchen does not count, if indeed it is actually being used as a kitchen. The two exit doors must swing in the
direction of exit travel (out) and they must he fitted with panic hardware. Lighted exits signs and emergency exit
illumination devices will also be required.
That's all I can see for now with a cursory review.
Thanks!
Ken
From: Sue Roberds
Sent: Thursday, August 02, 2012 2:32 PM
To: Ken Dubuc
Subject: Barhop Brewery
Ke n:
Tom Curry is intending to move the Barhop brewery use from Laurel Street to the Clevenger warehouse which is located
across the alley (south) from Armory Square. He only serves brews now on Laurel Street and conducts an unregistered
brewery use out behind Harbinger Winery presently. He intends to both brew and serve in the warehouse structure at 325
Second Street. It's addressed on Second but is accessed through the 112 alley.
Will he need a sprinkler systern? I have attached the application here for you. I am writing the staff report but apparently
forgot to send this to you earlier. Nathan has been working with Tom, but he is on vacation, so I am trying to finish this
up for a Planning Commission meeting on 8/8. Please let me know your thoughts.
Thanks,
Sue
Appl. #
APPLICANDOWNTR INFORMATION:
Applicant: 0 C"
Address:
Daytimcphoiie#:
Applicaiit'srepreselitatiiie(ifotlierthaiial)l)licant):
Address: Daytimephone#: �&O-Lkk-!O V-�
Propeltyowiier(ifotliertliaiiapplica-rit): C6 �f-e A?A
Address: / )-1, 3�t-� -
Daytimephonc#
PROPERTY INFORMATIO
Streetaddless:—S'�S- )J
Legal description: fac L Ax,
COM w,e
Zoning: Comprehensive Plan designation:
Pfopeity dimensions: Property area(total square feet):
Physical chaxacteristics(i,e.,flat,sloped,vacant,developed,etc.):
C L
3 U
PROPOSED USE INFORMATION:
Please describe the proposed conditional use: om VIZA w' 'TI. L-e OSCJ
JL-
ANN,
Nuniber of employees: Hours of operation:
Nuniber of on-site parldng spaces:
Building area (total square feet of floor area for the proposed activity): S__006
SIGNATURES:
Applicant:
Icertify thatall ofthe above statements are true andcomplete to the best ofinyk-72owledge andacImowledge
tliatii;iyulniisreprosei7tationofi7ifor777.atioi7.1i)illtdr772i77atetliispei�7ii-ita.pplicatio7l, 1have read thisa'pplication in
its entireo? and understand that iny subinittal will be reviewedfor completeness. Iffound to be coinplete the
applicatio7il4�illbeschedu.ledfort77,ene-xtai)ailablePlaiini72gCo7iimission77teeti7ig. Ifnotcomplete, when requested
information has been received the application will be scheduledfor the naxt available meeting.
Signatwure Date 0
Owner(if offier t1lan applicant):
la777tlieoii;iigro�ftli,esuby*ect roper0i identified herein and approve of this application.
Signature Date
For Staff Use Ouly:
Pern-iii No.
Appl. complete
Add. Info. requested
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JUL 16 2012
1
CITY OF PORT ANGELES
Dept.of Community Development
Nathan A. West AICP E C E � V E
Director
Community& Economic Development ALA 6 2012
City of Port Angeles 1:
Port Angeles, WA 98362 CITY OF PEOR:TAN:GfELES
Dept.of Community:Developmejnt
Nathan,
Enclosed is a check for$80.00 to start the conditional use permit at 325 W. 2 nd Street, Port Angeles, WA
98362.
The balance will be paid on July 24, 2012.
Thanks,
Tom
Marine Dr
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