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Cedar Street Address: 423 S Cedar Street PREPARED 3/07/16, 12:42:13 INSPECTION TICKET PAGE 5 CITY OF PORT ANGELES INSPECTOR: JAMES LIERLY DATE 3/07/16 ------------------------------------------------------------------------------------------------ ADDRESS . : 423 S CEDAR ST SUBDIV: CONTRACTOR DAVE'S HTG & COOLING SRVC INC PHONE (360) 452-0939 OWNER EMILY APRIL PHONE PARCEL 06-30-00-0-0-8450-0000- APPL NUMBER: 16-00000194 RES MECHANICAL PERMIT ------------------------------------------------------------------------------------------------ PERMIT: ME 00 MECHANICAL PERMIT REQUESTED INSP DESCRIPTION TYP/SQ COMPLETED RESULT RESULTS/COMMENTS --------------- ME99 01 3/07/16 MECHANICAL FINAL t p March 7, 2016 9:44:22 AM jlierly V-0 Dav ------------------------- ---------- COMMENTS AND NOTES -------------------------------------- CITY OF PORT ANGELES DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT- BUILDING DIVISION fro 321 EAST 5TH STREET, PORT ANGELES, WA 98362 Application Number . . . . . 16-00000194 Date 2/09/16 Application pin number . . . 040480 — Property Address . . . . . . 423 S CEDAR ST ASSESSOR PARCEL NUMBER: 06-30-00-0-0-8450-0000- REPORT SALES TAX Application type description RES MECHANICAL PERMIT Subdivision Name . . . . . . on your state excise tax fonn Property Use . . . . . . . . to the City of Port Angeles Property zoning . . . . . . . RS7 RESDNTL SINGLE FAMILY Application valuation . . . . 4030 (Location CodO'05,02). - ---------------------------------------------------------------------------- Application desc INSTALL DUCTLESS HEAT PUMP J, ---------------------------------------------------------------------------- r Owner Contractor EMILY APRIL DAVE'S HTG &--COOLING SRVC INC PO-BOX-974-------------- PO-BOX-413-------------- PORT ANGELES WA 98362 PORT ANGELES WA 983G2 (3 60) 452-0 93 9 ------------------------------ .% ---------------------------------------------- Permit . . . . . . MECHANICAL PERMIT Additional desc INSTALL DHP Permit Fee . . . . 64.80 Plan Check Fee .00 Issue Date . . . . 2/09/16 Valuation . . . . 0 Expiration Date 8/07/1-6 Qty Unit .Charge Per Extension BJ�SE FEE 50.00 1.00 14.8000 EA ME-FURN/HP/FAU < OR 5 TON 14.80 ---------------------------------------------------------------------------- Special Notes and Comments Per Washington State Code 51-51-315, installation of Carbon Monoxide detector(s) is required if you are installing or replacing a fuel burning appliance (wood, pellet, gas)and must be in place prior to the final inspection N of this permit. They are required to be place directly outside of each sleeping area and at least one on each floor of the house. ---------------------------------------------------------------------------- Fee summary Charged Paid Credited Due ----------------- ---------- ---------- ---------- ---------- Permit Fee Total 64.80 64.80 00 .00 Plan Check Total .00 .00 .00 .00 Grand Total 64.80 64.80 .00 .00 Separate Permits are required for electrical work,SEPA,Shoreline,ESA,utilities,private and public improvements. This permit becomes null and void if work or construction authorized is not commenced within 180 days,if construction or work is suspended or abandoned for a period of 180 days after the work has commenced,or if required inspections have not been requested within 180 days from the last inspection. I hereby certify that I have read and examined this application and know the same to be true and correct. All provisions of laws and ordinances governing this type of work will be complied with whether specified herein or not. The granting of a permit does not presume to give authority to v e or cancel the provisions of any state or local law regulating construction or the.performance of construction. q[j(0 Date Print Name Signature of Contractor or Ltvhcled Agent Signature of Owner(if owner is builder) TForms/Building Division/Building Permit BUILDING PERMIT INSPECTION RECORD PLEASE PROVIDE A MINIMUM 24-HOUR NOTICE FOR INSPECTIONS— Building Inspections 417-4815 Electrical Inspections 417-4735 Public Works Utilities 417-4831 Backflow Prevention Inspections 417-4886 IT IS UNLAWFUL TO COVER,INSULATE OR CONCEAL ANY WORK BEFORE INSPECTED AND ACCEPTED. POST PERMIT INCONSPICUOUS LOCATION. KEEP PERMIT AND APPROVED PLANS AT JOB SITE. Inspection Type Date Accepted By Comments FOUNDATION: Footings Stemwall Foundation Drainage/Downspouts Piers Post Holes(Pole Bldgs.) PLUMBING: Under Floor/Slab Rough-in Water Line(Meter to Bldg) Gas Line Back Flow/Water AIR SEAL: Walls Ceiling FRAMING: Joists/Girders/Under Floor Shear Wall/Hold Downs Walls/Roof/Ceiling Drywall(Interior Braced Panel Only) T-Bar INSULATION: Slab Wall/Floor I Ceiling MECHANICAL: Heat Pump/Furnace/FAU/Ducts Rough-In Gas Line Wood Stove/Pellet/Chimney Commercial Hood I Ducts MANUFACTURED HOMES: Footing/Slab Blocking&Hold Downs ,Skirfing PLANNING DEPT. Separate Permit#s SEPA: Parking/Lighting [ESA: S Landscaping SHORELINE: FINAL INSPECTIONS REQUIRED PRIOR TO OCCUPANCY1 USE Inspection Type Date Accepted By Electrical 417-4735 Construction-R.W. PW I Engineering 417-4831 Fire 417-4653 Planning 417-4750 I Building 417-4815 02/09/2016 9:43AM FAX Z0001/0001 THF_ Z C ITY or For City Use W A S H I N G T 0 N, U . S . Permit# Date Received: 321 East 514 Street Port Aweles,WA 98362 Date Approved P: 360-417-4817 F: 360-417-4711 permIts@cityofpa.us Building Permit Application Project Address: Z71'P2 5_, C-4-2. Main Contact: Phone # E-Mail: Property Nain!�� Mane Owner Aev Mallhip AAAvA� W I f Einall po city State P0 r L -A-n,5\�!5z W Contractor =V'O"s Hea.4i'Kp q- cb Phone jgAdd Emall 6 _s stat 7Jp Contractor License# Expiration., /7 a rcel# Lot# n 7n Pr tI Zoni $ 9 Type of iesidential IR commercial 0 Industrial 13 Public T3 Permit Demolition [3 Fire C3 Repair C Reroof(tear off/lay over) 0 For the folloWing,fill out both pages of permit application: Nbw Construction 0 Remodel 0 Addition 13 ' Tenant Improvement Mechanical 0 Pluinbing -0 Other 0 Existing Fire Sprialder System? m height of structure Proposed Proposed Bathrooms Yes (3 No 13 Project 0 Description - I have read and completed the application and know it to be true and correct.I am authorized to apply for this permit. I understand that it is my responsibility to determine what permits are required Ind to obtain permits L prior to worldng on projects. I understand thatthe plan reviewfee is.not refundable after plan review has occurred. I understand that I will forfeit the review fee if I cancel or withdraw the application before' the permit is issued. I understand that if the permit is not issued within 180 days of receipt,the application will be considered abandoned and the fees forfeit. Date Print Name Signature 423 S Cedar Street CUP 14-01 I 3ORT NGELES - A W A S H I -N G T 0 N, U. S. A. MWA DEPARTMENT OF COMMUNITY& ECONOMIC DEVELOPMENT TO: Planning Commission FROM: Scott Johns, AICP, Associate Planner DATE: February 26, 2014 RE: Conditional Use Permit- CUP 14-01 APPLICANT: Emily Glassock OWNER: Jim and Joan Stembridge LOCATION: 423 S. Cedar Street REQUEST: Accessory Residential Unit in an RS-7 Residential Single Family zone RECOMMENDATION The Planning Division recommends that the Planning Commission approve CUP 14-01 with 5 conditions, citing 12 findings and 5 conclusions in support of that action as listed in Attachment A to this staff report. EXISTING CONDITIONS IN AREA The subject property is located on the northeast corner of Cedar Street and 5 th Street. Nearby lots are uniform in size and dimension for the RS-7 zone. The subject site is a single lot that measures 100' in depth by 70' in width, being approximately 7,000 square feet in area. No environmentally sensitive areas exist on the site. The site is accessed from 5 1h Street,which is a local access street. The site is developed with a single family residence. The application and site maps are attached as Attachment C. Development in the area predominately consists of single family residential uses. The RS-7 zone is primarily a single family residential zone. Accessory Residential Units (ARU) are allowable by conditional use permit in RS-7 Zones. AGENCY COMMENTS City Departments reviewed the proposal and provided the following comments: The Fire Department had no objections or comments. The Public Works and Utilities Department commented: I. The applicant will need to acquire an easement from the adjacent property owner(421 S. Cedar St.) granted to the City to accommodate a new overhead electrical service to the proposed garage/ARU. Conditional Use Permit CUP 14O- Glassock Page 2 February 26,2014 2. If the existing power service to the main unit is altered to sub-feed the proposed structure, it will need to be brought up to current code and an easement provided from the neighbor to the City for existing an overhead electrical service line. 3. A separate water service is require for the ARU 4. A new driveway approach is required; a new driveway approach to City standards will be required and the old driveway removed. The removal will include replacement of the existing depressed curb with full height curb. The driveway shall be constructed to City standards. 5. The existing wastewater service line may be shared due to existing conditions. The Building Division noted that a building permit will be required for the construction. Construction will be per IRC requirements. PUBLIC COMMENT Notification of the proposed action was placed in the Peninsula Daily News on February 9, 2014, posted on the site on February 6, 2014, and mailed to property owners within 300 feet of the subject property on February 5, 2014. The written comment period ended February 21, 2014 with no comment. COMPREHENSIVE PLAN REVIEW The Comprehensive Plan establishes the long range goals and policies of the City. Any project proposed in the City must be consistent with the goals and policies of the Comprehensive Plan. The Comprehensive Plan Land Use Map identifies the site as being in the North West Planning Area and designates the site as being Low Density Residential. The Comprehensive Plan's policies have been reviewed with regard to the proposed application and the policies identified in Attachment B to this staff report are found to be the most relevant to the proposal. Single family and multi-family residences are legitimate components of neighborhood district development. The proposal would allow for a density that is in compliance with low density residential areas. ZONING ORDINANCE REVIEW The Zoning Ordinance is the primary implementing ordinance for the Comprehensive Plan. It establishes what types of uses are permitted in specific zones, definitions of uses, and minimum design standards for such uses. Like the Comprehensive Plan, any project proposed in the City must be consistent with the regulations of the zone in which it is located. The Zoning Map identifies the subject property as RS-7 Residential Single Family. Surrounding properties are also zoned RS-7 Residential Single Family. Specific sections applicable to accessory residential development in the RS-7 are listed below for reference. Port Angeles Municipal Code (PAMC) Section 17.10.010 states the purpose of the RS-7 Zone as"a low density residential zone intended to create and preserve urban single family residential neighborhoods consisting of predominantly single family homes on standard Townsite-size lots. Uses which are compatible with and functionally related to a single family residential environment may also be located in this zone..." Port Angeles Municipal Code (PAMC) Section 17.08.040(A) establishes that accessory residential units are permitted in the RS-7 zone by conditional use permit. Page 3 Conditional Use Permit CUP 14- Glassock February 26,2014 PAMC Section 17.08.010(B) defines an Accessory Residential Unit as "a dwelling unit which is incidental to a detached single family residence, is subordinate in space (i.e., fifty percent or less space than the single family residential use), and is located on the same zoning lot as the single family residence. An accessory residential unit is served by water and electrical service that is separate from the primary residential service and has a separate address." PAMC Section 17.08.0250) defines a dwelling unit as"one or more rooms which are arranged, designed, or used as living quarters for one family only. Individual bathrooms are not necessarily provided, but complete single kitchen facilities, permanently installed, shall always be included for each dwelling unit." STAFF ANALYSIS The application is for the construction of a detached single car garage with a second story Accessory Residential Unit consisting of 545 square feet in area. As indicated in the table below the existing setbacks and lot coverage all conform to present day regulations. Although the front setback of the existing structure is less than the required 20 feet,the building was constructed in 1920 and is considered pre-existing, nonconforming. No changes to the existing structure are proposed and the site plans submitted with the application materials indicates that the new garage/ARU will conform to the required yard setbacks. RS-7 Zone Required Existing Proposed Lot area 7,000 sq. ft. 7,000 sq. ft. No change Lot width 50' Minimum 70'rear& front No change Setbacks -Front/Rear 20' F/20' R ITF/40' R 20' rear new Minimum (existing house) structure Side Setbacks TMinimum 28' south/T north 13' south new structure Lot Coverage 30% Maximum 22.2% 30% with new I I I structure Per PAMC 17.10.040(A), an accessory residential unit(ARU) requires a conditional use permit when proposed in a residential single family zone. An ARU may be no larger than 50%the size of the primary unit. The single story primary residential structure occupies an area of 1,555 sq. ft. The proposed accessory residential unit will consist of the second floor of the proposed garage and occupy 544 sq. ft. of area. The ARU living space is 35%the size of the primary residential unit, meeting the requirement of being less than 50%the size of the primary single family residence. Building Statistics Primary Single Family Residence Footprint 1,555 sq. ft. Proposed Garage Building Footprint 544 sq. ft. Primary Residence Living Space 1,555 sq. ft. ARU Living Space 544 sq. ft. Living Space Ratio Primary to Accessory 35% Total Building Footprint 2,099 sq. ft. Conditional Use Permit CUP 14_wlassock Page 4 February 26,2014 The proposed new structure will increase the lot coverage on the site to 2,099 square feet of area or slightly less than the allowed maximum 30% of the parcel. PAMC 14.40.060(D) requires 2 off-street parking spaces for each residential unit for a total of 4 off- street parking spaces. The proposed structure will provide adequate room for one vehicle with a driveway area outside of the structure for the storage of an additional vehicle. Adequate area between the rear lot line and the garage will provide adequate area for 2 additional vehicles. Separate water and electric utility connections will also be required as a condition of approval. The proposal is consistent with the relevant sections of the Port Angeles Municipal Code and the Comprehensive Plan. STATE ENVIRONMENTAL POLICY ACT (SEPA) REVIEW AND COMPLIANCE A Determination of Non-Significance was issued by the City's Responsible Official on February 24, 2014, for the proposal. This satisfies the City's responsibility under the State Environmental Policy Act(SEPA). Attachments: A-Conditions,Findings,and Conclusions B-Zoning Ordinance,Comprehensive Plan,and Other Municipal Code References C—Application,site plan,floor plans,and map Conditional Use Pennit CUP 149- Glassock Page 5 February 26,2014 ATTACHMENT A CONDITIONS, FINDINGS, AND CONCLUSIONS IN SUPPORT OF CUP 14-01 Conditions: 1. Separate electrical and water meter services are required for each dwelling unit. 2. Addressing for each dwelling unit shall be clearly identified as 423 and 423 Y2 South Cedar Street. Address numbers must be at least six(6) inches in height and readily visible from the street and of contrasting color from their background. 3. Two (2) off-street parking spaces are required for each residential dwelling unit for a total of four(4) off street parking spaces. Parking spaces shall be constructed to Public Works and Utilities Department standards. 4. Driveway and site access shall be constructed to Public Works and Utilities Department standards. 5. All utility improvements including water, sanitary sewer, storm drainage and electrical are to be completed to the satisfaction of the Public Works and Utilities Department. Separate water and electric meters are required for the Accessory Residential Unit. Findiws: Based on the information provided in the Community and Economic Development Staff Report for CUP 14-01 dated February 26, 2014, 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. Emily Glassock submitted a conditional use permit application for an accessory residential unit on January 2, 2014. The applicant's parents, Jim and Joan Stembridge own the subject property and signed the application. 2. The site is zoned Residential Single Family (RS-7) and is 7,000 sq. ft. in area. 3. The subject site is located on the east side of south Cedar Street at its intersection with 5 th Street. Access to the subject site is via 5th Street. Vehicular site access must comply with Public Works and Utilities standards. 4. The site is located in the City's North Central Planning Area. Development in the neighborhood includes predominately single family residential uses. The Comprehensive Plan Land Use Map designates the site as Low Density Residential. Adjacent designations are also Low Density Residential. 5. The proposed site is legally described as the south 70' of Lots I I and 12, Block 84 of the Townsite of Port Angeles. The site is located at 423 S. Cedar Street and is developed with a single family residential structure. A new detached structure will be built with a garage on the ground floor and the ARU living unit on the second floor. An additional lot coverage of 544 square feet will result from the construction. The primary residential unit contains 1,555 sq. ft. of living area with the proposed ARU being 544 sq. ft. of living area or 35%the size of the primary unit. Existing structures are in compliance with development standards specified in the RS-7 Residential Single Family zone. Conditional Use Permit CUP 14-olassock Page 6 February 26,2014 6. 17.08.010 "B" PAMC defines an Accessory Residential Unit(ARU) as a dwelling unit which is incid'ental to a detached single family residence, is subordinate in space (i.e.,fifty percent or less space than the singlefamily residential use), and is located on the same zoning lot as the singlefamily residence. 4n accessory residential unit is served by water and electrical service that is separate from the primary residential service and has a separate address" Section 17.10.010 PAMC provides that accessory residential units are permitted as conditional uses in the RS-7 Residential Single Family zone. 7. Section 14.40.060(D) PAMC requires that residential uses throughout the City are required to provide a minimum of two (2) off street parking spaces for each residential unit. Site development provides four(4) off street parking spaces for the two (2)residential units. 8. Per 17.96.050 PAMC, the Planning Commission shall consider applications for conditional use permits as specified in the applicable Chapter of the Zoning Regulations. The Planning Commission may grant said permits which are consistent and compatible with the purpose of the zone in which the use is located, consistent with the Comprehensive Plan, and not contrary to the public use and interest. In each application the Planning Commission may impose whatever restrictions or conditions are considered essential to protect the public health, safety, welfare, and to prevent depreciation of neighboring property. Conditional uses shall be evaluated to determine if the characteristics of the intended use as related to the specific proposed site would defeat the purpose of the City's Zoning Regulations by introducing incompatible, detrimental, or hazardous conditions. The Planning Commission may refuse to issue a conditional use permit if the characteristics of the intended use would defeat the purpose of the City's zoning regulations. The City's Comprehensive Plan was reviewed for consistency with the proposal. 9. A development that is approved through the conditional use permit process must remain in continual compliance with specific conditions of approval or may be revoked. 10. Notification of the proposed action and conditional use permit application was placed in the Peninsula Daily News on February 9, 2014. Public notice was mailed to property owners within 300 feet of the subject property on February 5, 2014. The site was posted on February 06, 2014. No comments were received as a result of the public notice period. One letter of support was received from neighbors Mr. and Mrs. during the written comment period. 11. A Determination of Non-Significance was issued for the proposed action on February 24, 2014. 12. The Planning Commission conducted a public hearing on the proposal at the February 26, 2014, regular meeting. Conclusions: Based on the information provided in the Department of Community and Economic Development Staff Report for CUP 14-01 dated February 26, 2014, 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. As conditioned, the proposal is consistent with the intent of the Comprehensive Plan, specifically with Land Use Element Residential Goal A and Policy A.2; and Goal C and Policy C.2, Housing Element A.6 and B.6. Conditional Use Pennit CUP 14O- Glassock Page 7 February 26,2014 2. The application was processed consistent with requirements for a conditional use permit as specified in PAMC 17.96.050, and with the requirement for an accessory residential unit as defined in the RS-7 zone per PAMC 17.10.040(A). 3. As conditioned, the proposal is consistent with PAMC Chapter 14.40 (Parking Ordinance). 4. The use is in the public interest as it allows for a variety of housing opportunities. 5. The City's responsibility under the State Environmental Policy Act in review of the proposal has been satisfied by issuance of a Determination of NonSignificance. Conditional Use Permit CUP 14-olassock Page 8 February 26,2014 ATTACHMENT B COMPREHENSIVE PLAN AND ZONING ORDINANCE INFORMATION COMPREHENSIVE PLAN Residential Land Use Element Goal A Policy A 2: All land use decisions and approvals made by the City Council and/or any of its appointed Commissions, Boards or Committees should be consistent with the Comprehensive Plan and its land use map. Goal C: To have a community of viable districts and neighborhoods with a variety of residential opportunities for personal interaction, fulfillment and enjoyment, attractive to people of all ages, characteristics and interests. Policy C 2: Residential land should be developed on the district and neighborhood concept. Although such districts may be composed primarily of residential uses of a uniform density, a healthy, viable district should be composed of residential uses of varying densities which may be augmented by subordinate and compatible uses. Single family and multi-family homes, parks and open-spaces, schools, churches, day care and residential services, home occupations, and district shopping areas are all legitimate components of district development and enhancement. A neighborhood should be primarily composed of low, medium, or high density housing. Housing Element Policy A.6: Accessory residential units should be allowed in certain residential zones, upon approval of a Conditional Use Permit. Policy B 6: Adequate low and moderate income housing opportunities should be provided within the Port Angeles Planning Area. ZONING ORDINANCE The Zoning Ordinance is the primary implementing ordinance for the Comprehensive Plan. It establishes what types of uses are permitted and where they may be located in the City. It also establishes definitions of uses, and minimum design standards for such uses. Like the Comprehensive Plan, any project proposed in the City must be consistent with the regulations of the zone in which it is located. The Zoning Map identifies the subject property as Residential Single Family (RS-7). The purpose and intent of the RS-7 zone is as follows: "This is a low density residential zone intended to create andpreserve urban singlefamily residential neighborhoods consisting ofpredominantly singlefamily homes on standard Townsite-size lots. Uses which are compatible with andfunctionally related to a single family residential environment may also be located in this zone" PAMC 17.96.050 (Conditional Use Permit) states that the Planning Commission may grant a conditional use permit approval which is: 1) consistent with the zone in which the proposal is located; 2) consistent with the Comprehensive Plan; and 3)not contrary to the public use and interest. Appropriate conditions may be made to ensure compliance with these criteria. Denial of an application may be made should the proposed use defeat the purpose of the zone by introducing incompatible, detrimental or hazardous conditions. Conditional Use Permit CUP 14O- Glassock Page 9 Februaiy 26,2014 PAMC 17.96.050 specifies procedures for the review and processing of conditional use permit applications, as follows: 17.96 050 Conditional Use Permit A. The Planning Commission shall consider 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 we�fare, and to prevent depreciation of neighboring property. C. Purpose of a Conditional Use Permit: The purpose of a Conditional Use Permit shall be to assure that the maximum degree of compatibility between uses shall be attained The purpose of these regulations shall be maintained with respect to the particular use of the particular site and in consideration of other existing andpotential uses within the general area in which such use is to be located 403 ;37 DJ1 -5 p 536 5 38 , A-7 -01, VV ,10A 421 A: 10 WQN� 4� 531 V 524 1 &MTN. -4- spit", :PVN Q3 1,W V- 5,410 rW 423 ify Wn 0 t A 1, P SOON win "THA — -A A W oil 4 Awn I 525 WK 515 SM 508 Z �77 gh A 511) v 503 Win s� AA all 534 �,V, W, 530 W, 17,17 nvz 7� 524 5 2. 518 File # APPLICANVOWNER INFORMATION: /W-E 1,41 Applicant: j5wlt-� Lkye��IoU,. Applicant Address: '_?Q91 A-A�2�4 OR q 9)3(o.2- Daytime phone 4: '.300 9-V)_-+t 1), E-mail PQ la s; ,k5) wa', cmv�, Applicant's representative (if other than applicant): Contact Address: Daytime phone 4: E-mail Property owner (if other than applicant): :IM iP4_Pbi7 Address: jW6- 'Vjj/j—,E�R 9T- G�E 5ajq� ,9R Contactphone #: �T, :3 '4'7;30Y-- PROPERTY INFORMATION: Streetaddress: �Q 5- Ce-J 0-C bl__ Zoning: Legal description:11V 5ca4her)Q 704 tof,5 111# 6jock 0 -T k�m e a( Property dimensions: 70 � 100 Property area'(total square feet): Physical characteristics (i.e., flat, sloped, vacant, developed, etc.): --Pvtt k 0 0 6u:t 4 '1 A c_I PROPOSED USE: Please describe the proposed c nditional use: q Cu-a.q e— Lji i+k t) Lt�)-,3+ Su Iqe— �3 P C,v i(,A r) tC-�Lr_)r Number of en�p`ioy`ees: Hours of operation: �j /I- Number of on-site parking spaces: Laf Total square foot of floor area for the proposal: % Site coverage:_(t 307� 7 SIGNATURES- 50 V a,Q ' 0 - oa5-— I�_ Applicant: Date: I certify that all of the above statements are true and complete to the best of my knowledge and acknowledge that wiNd misrepresentation of information will terminate this permit application. Applicant Signature Date: (If the applicant is ArOT the property owner, the property owner must sign this application or provide a separate note that helshe islare aware of the application). ot er Owner' Si re V'fot 'r' "e Signatur CX TAFOR 0,APIP'S\CUPTD0CX AN, I)ECU- 5TI�I,R5 Poor a?Lv+we4t4- 4 ll�q he q"I I 1-cqaj ......... q 24 - 3q -Q11, e��J- I�jc W-V/ 0-40-10�4b jec� (0�, 4-c> ............ �r�~~ ^ �� |/ � � I i u � J � ' u �� Sue Roberds From: Janessa Hurd Sent: Tuesday, June 10, 2014 8:28 AM To: Sue Roberds Subject: FW: Conditional Use Permit-CUP14-01 From: Brian Anders Sent: Monday, June 09, 2014 1:16 PM To: Janessa Hurd Subject: FW: Conditional Use Permit- CUP14-01 Janessa, Mr. DeFrang is requesting any and all public records regarding the accessory residential unit at 533 W 5 1h St. Please let me know what I need to provide or how I can be of service. Thanks Brian From: Fred DeFrang [mailto:freddefranqCa)qmail.comI On Behalf Of DeFrang Executive Services Sent: Monday, June 09, 2014 11:18 AM To: Brian Anders; Nathan West Subject: FW: Conditional Use Permit- CUP14-01 Mr. Anders, We spoke about this new residence on Friday. This is a public disclosure request for the Planning Commission meeting recordings and the City Council Meeting recordings regarding this Conditional Use Permit. I am also requesting all written communications, emails memos, notes, memo's and any form of communications involving city staff, and/or, any contractor and property owner or their designated representative regarding this project. Have you given any consideration to my request that you put a stop work order on this project while my issues are being addressed? Thank you, Fred DeFrang Fred DeFrang DeFrang Executive Services Legal Investigations/Process Service PO Box 614 Port Angeles, WA 98362 360.460.0463 www.defrangexecutiveservices.com fred@defrangexecutiveservices.com From: Sue Roberds [mailto:Sroberds(&cityofpa.us] Sent: Thursday, June 05, 2014 9:46 AM To: DeFrang Executive Services Subject: RE: Conditional Use Permit- CUP14-01 Dear Fred, The short answer is "no." The long answer is the building permit is not lazered until it is finaled, and the plans are too large. We will likely not ever put the actual plans on line because we don't keep them following final. But you can stop in. The unit is a basic two car aaraoe with a sinole bedroom ouest area above. Sue From: Fred DeFrang [mailto:freddefranq(-Oqmail.comI On Behalf Of DeFrang Executive Services Sent: Thursday, June 05, 2014 9:21 AM To: Sue Roberds Subject: FW: Conditional Use Permit- CUP14-01 Greetings Sue, is the building permit and plot plan for this project available online? Fred. Fred DeFrang DeFrang Executive Services Legal Investigations/Process Service PO Box 614 Port Angeles, WA 98362 360.460.0463 www.defrangexecutiveservices.com f red CcDdefrangexecutiveservices.com From: Sue Roberds [mailto:Sroberc1s0)cityofpa.us] Sent: Thursday, March 13, 2014 4:18 PM To: DeFrang Executive Services Subject: RE: Conditional Use Permit- CUP14-01 Fred, The discussion regarding the need for an easement for electric came on pages 1 and 2 of the staff report as a recommendation from the Light Division of Public Works. It was copied from their comments to Planning staff as they wrote it but it is not a condition. The easiest method to obtain power would be as an easement. If you recall,during the meeting when Commissioner Miller asked you if your family would be willing to grant an easement,you answered "no",and Scott Johns clarified for the record that another form of power distribution would then need to be acquired. It will likely be more expensive but she does have power now,a4;4-apparently from an easement across your family property. I think you mentioned that her property had once been owned by your family? The Light Department's comments were to offer the easiest approach but were not intended to indicate that another power source cantbe used. The conditions of approval are the same as are listed on Page 5 of the staff report:the Commission did not direct that they be changed. Hope this answers your question, 2 15uc Kobcrd5 Planning Manager City of Port Angeles Community&Economic Development P.O. Box 1150 PortAngeles, WA 98362 srobei-dsra�citvofpa.0 360-417-4750 From: Fred DeFrang [mailto:freddefrang(agmail.coml On Behalf Of DeFrang Executive Services Sent: Thursday, March 13, 2014 12:39 PM To: Sue Roberds Subject: RE: Conditional Use Permit- CUP14-01 Sue, The letter to Glassock dated March 4, 2014 no longer contains the condition that a Right of Way for power be granted by us.That was presented to the Commission. Is that no longer required? Fred DeFrang DeFrang Executive Services Legal Investigations/Process Service PO Box 614 Port Angeles, WA 98362 360.460.0463 www.defrangexecutiveservices.com f red @defra ngexecutiveservi ces.com From: Sue Roberds [mailto:Sroberds(acityofpa.us] Sent: Thursday, March 13, 2014 12:27 PM To: DeFrang Executive Services Subject: RE: Conditional Use Permit- CUP14-01 Importance: High Dear Fred, You need to file a complete appeal no later than today—March 13, 2014, if you plan to follow through with this appeal. The timeline for appeal is 14 days following the date of decision which will end today. A complete appeal, as I described below(e-mail of March 12, 2014) includes a fee and a specific appeal issue. Please let me know if you plan to complete this appeal or not. if I don't hear from you by 5 PM today, I will understand that the appeal will not be filed. Sincerely, ,5uc Koberds Planning,Ilana�ger City OJ'Porl Angeles Communit-v&Economic Development P.O. Box 1150 Port Angeles, TV4 98362 sroberdS(_&itV0f PaAIS 360-417-4750 3 From: Sue Roberds Sent: Wednesday, March 12, 2014 11:13 AM To: 'DeFrang Executive Services' Subject: RE: Conditional Use Permit- CUP14-01 Importance: High Dear Fred, The appeal process requires you to submit the reasons for appeal and a fee of$200. The fee mainly covers the legal publication required and the public hearing process before the City Council. I have included another copy of the staff report for you to reference in your appeal so you can be specific about what areas of Code the approval violates,as a basis for appeal. I gave your relatives of the staff report during the meeting but I don't know if you have a copy. You will need to begin the request by submitting the fee in order to be timely in your appeal but it is important to also identify the reason for appeal that is defensible per Code. I'm sure you understand that concept. Sincerely, 15uc Koberd5 Planning Allanager 0ty qf Poi-t,-Ingeles c,oininunitY&Economic Development P.O. Bay 1150 Port,Angeles, tVA 98362 sroberdsrW,,citvot�)a.0 360-417-4750 From: Fred DeFrang [mailto:freddefranqC&qmail.com1 On Behalf Of DeFrang Executive Services Sent: Wednesday, March 12, 2014 9:13 AM To: Sue Roberds Subject: Conditional Use Permit- CUP14-01 Please consider this email to be an Appeal of the Decision of the Planning Commission on this permit. Please schedule additional matters as far into the future as possible to allow for necessary Public Information Requests and legal research. I will be unavailable from March 24 to April 14, 2014. Fred DeFrang DeFrang Executive Services Legal Investigations/Process Service PO Box 614 Port Angeles, WA 98362 360.460.0463 www.defrangexecutiveservices.com fred@defrangexecutiveservices.com 4 0 1 i ORT NGELES 11 --- � - 11 A WASHINGTON, U. S. A. DEPARTMENT OF COMMUNITY& ECONOMIC DEVELOPMENT TO: Planning Commission FROM: Scott Johns, AICP, Associate Planner DATE: February 26, 2014 RE: Conditional Use Permit- CUP 14-01 APPLICANT: Emily Glassock OWNER: Jim and Joan Stembridge LOCATION: 423 S. Cedar Street REQUEST: Accessory Residential Unit in an RS-7 Residential Single Family zone RECOMMENDATION The Planning Division recommends that the Planning Commission approve CUP 14-01 with 5 conditions, citing 12 findings and 5 conclusions in support of that action as listed in Attachment A to this staff report. EXISTING CONDITIONS IN AREA The subject property is located on the northeast comer of Cedar Street and 5th Street. Nearby lots are uniform in size and dimension for the RS-7 zone. The subject site is a single lot that measures 100' in depth by 70' in width, being approximately 7,000 square feet in area. No environmentally sensitive areas exist on the site. The site is accessed from 5th Street, which is a local access street. The site is developed with a single family residence. The application and site maps are attached as Attachment C. Development in the area predominately consists of single family residential uses. The RS-7 zone is primarily a single family residential zone. Accessory Residential Units (ARU) are allowable by conditional use permit in RS-7 Zones. AGENCY COMMENTS City Departments reviewed the proposal and provided the following comments: The Fire Department had no objections or comments. The Public Works and Utilities Department commented: 1. The applicant will need to acquire an easement from the adjacent property owner(421 S. Cedar St.) granted to the City to accommodate a new overhead electrical service to the proposed garage/ARU. Conditional Use Permit CUP I it Glassock Page 2 February 26,2014 2. If the existing power service to the main unit is altered to sub-feed the proposed structure, it will need to be brought up to current code and an easement provided from the neighbor to the City for existing an overhead electrical service line. 3. A separate water service is require for the ARU 4. A new driveway approach is required; a new driveway approach to City standards will be required and the old driveway removed. The removal will include replacement of the existing depressed curb with full height curb. The driveway shall be constructed to City standards. 5. The existing wastewater service line may be shared due to existing conditions. The Building Division noted that a building permit will be required for the construction. Construction will be per IRC requirements. PUBLIC COMMENT Notification of the proposed action was placed in the Peninsula Daily News on February 9, 2014, posted on the site on February 6, 2014, and mailed to property owners within 300 feet of the subject property on February 5, 2014. The written comment period ended February 21, 2014 with no comment. COMPREHENSIVE PLAN REVIEW The Comprehensive Plan establishes the long range goals and policies of the City. Any project proposed in the City must be consistent with the goals and policies of the Comprehensive Plan. The Comprehensive Plan Land Use Map identifies the site as being in the North West Planning Area and designates the site as being Low Density Residential. The Comprehensive Plan's policies have been reviewed with regard to the proposed application and the policies identified in Attachment B to this staff report are found to be the most relevant to the proposal. Single family and multi-family residences are legitimate components of neighborhood district development, The proposal would allow for a density that is in compliance with low density residential areas. ZONING ORDINANCE REVIEW The Zoning Ordinance is the primary implementing ordinance for the Comprehensive Plan. It establishes what types of uses are permitted in specific zones, definitions of uses, and minimum design standards for such uses. Like the Comprehensive Plan, any project proposed in the City must be consistent with the regulations of the zone in which it is located. The Zoning Map identifies the subject property as RS-7 Residential Single Family. Surrounding properties are also zoned RS-7 Residential Single Family. Specific sections applicable to accessory residential development in the RS-7 are listed below for reference. Port Angeles Municipal Code (PAMC) Section 17.10.010 states the purpose of the RS-7 Zone as "a low density residential zone intended to create and preserve urban single family residential neighborhoods consisting of predominantly single family homes on standard Townsite-size lots. Uses which are compatible with and functionally related to a single family residential environment may also be located in this zone..." Port Angeles Municipal Code (PAMC) Section 17.08.040(A) establishes that accessory residential units are permitted in the RS-7 zone by conditional use permit. Conditional Use Permit CUP 10 Glassock Page 3 February 26,2014 PAMC Section 17.08.010(B) defines an Accessory Residential Unit as "a dwelling unit which is incidental to a detached single family residence, is subordinate in space (i.e., fifty percent or less space than the single family residential use), and is located on the same zoning lot as the single family residence. An accessory residential unit is served by water and electrical service that is separate from the primary residential service and has a separate address." PAMC Section 17.08.0250) defines a dwelling unit as "one or more rooms which are arranged, designed, or used as living quarters for one family only. Individual bathrooms are not necessarily provided, but complete single kitchen facilities, permanently installed, shall always be included for each dwelling unit." STAFF ANALYSIS The application is for the construction of a detached single car garage with a second story Accessory Residential Unit consisting of 545 square feet in area. As indicated in the table below the existing setbacks and lot coverage all conform to present day regulations. Although the front setback of the existing structure is less than the required 20 feet,the building was constructed in 1920 and is considered pre-existing, nonconforming. No changes to the existing structure are proposed and the site plans submitted with the application materials indicates that the new garage/ARU will conform to the required yard setbacks. RS-7 Zone Required Existing Proposed Lot area 7,000 sq. ft. 7,000 sq. ft. No change Lot width 50' Minimurn 70' rear& front No change Setbacks - Front/Rear 20' F/20' R ITF/40' R 20'rear new Minimum (existing house) structure Side Setbacks TMinimum 28' south/T north 13' south new structure Lot Coverage 30%Maximum 22.2% 30%with new I structure Per PAMC 17.10.040(A), an accessory residential unit(ARU)requires a conditional use permit when proposed in a residential single family zone. An ARU may be no larger than 50%the size of the primary unit. The single story primary residential structure occupies an area of 1,555 sq. ft. The proposed accessory residential unit will consist of the second floor of the proposed garage and occupy 545 sq. ft. of area. The ARU living space is 35%the size of the primary residential unit, meeting the requirement of being less than 50%the size of the primary single family residence. Building Statistics Primary Single Family Residence Footprint 1,555 sq. ft. Proposed Garage Building Footprint 545 sq. ft. Primary Residence Living Space 1,555 sq. ft. ARU Living Space 545 sq. ft. Living Space Ratio Primary to Accessory 35% Total Building Footprint 2,099 sq. ft. Conditional Use Permit CUP 10 Glassock Page 4 February 26,2014 The proposed new structure will increase the lot coverage on the site to 2,099 square feet of area or slightly less than the allowed maximum 30%of the parcel. PAMC 14.40.060(D) requires 2 off-street parking spaces for each residential unit for a total of 4 off- street parking spaces. The proposed structure will provide adequate room for one vehicle with a driveway area outside of the structure for the storage of an additional vehicle. Adequate area between the rear lot line and the garage will provide adequate area for 2 additional vehicles. Separate water and electric utility connections will also be required as a condition of approval. The proposal is consistent with the relevant sections of the Port Angeles Municipal Code and the Comprehensive Plan. STATE ENVIRONMENTAL POLICY ACT (SEPA) REVIEW AND COMPLIANCE A Determination of Non-Significance was issued by the City's Responsible Official on February 24, 2014, for the proposal. This satisfies the City's responsibility under the State Environmental Policy Act(SEPA). Attachments: A-Conditions,Findings,and Conclusions B-Zoning Ordinance,Comprehensive Plan,and Other Municipal Code References C—Application,site plan, floor plans,and map Conditional Use Permit CUP 1401 Glassock Page 5 February 26,2014 ATTACHMENT A CONDITIONS, FINDINGS,AND CONCLUSIONS IN SUPPORT OF CUP 14-01 Conditions: 1. Separate electrical and water meter services are required for each dwelling unit. 2. Addressing for each dwelling unit shall be clearly identified as 423 and 423Y2South Cedar Street. Address numbers must be at least six (6) inches in height and readily visible from the street and of contrasting color from their background. 3. Two (2) off-street parking spaces are required for each residential dwelling unit for a total of four(4) off street parking spaces. Parking spaces shall be constructed to Public Works and Utilities Department standards. 4. Driveway and site access shall be constructed to Public Works and Utilities Department standards. 5. All utility improvements including water, sanitary sewer, storm drainage and electrical are to be completed to the satisfaction of the Public Works and Utilities Department. Separate water and electric meters are required for the Accessory Residential Unit. Findinu: Based on the information provided in the Community and Economic Development Staff Report for CUP 14-01 dated February 26, 2014, including all infonnation 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. Emily Glassock submitted a conditional use permit application for an accessory residential unit on January 2, 2014. The applicant's parents, Jim and Joan Stembridge own the subject property and signed the application. 2. The site is zoned Residential Single Family (RS-7) and is 7,000 sq. ft. in area. 3. The subject site is located on the east side of south Cedar Street at its intersection with 5 th Street. Access to the subject site is via 5th Street. Vehicular site access must comply with Public Works and Utilities standards. 4. The site is located in the City's North Central Planning Area. Development in the neighborhood includes predominately single family residential uses. The Comprehensive Plan Land Use Map designates the site as Low Density Residential. Adjacent designations are also Low Density Residential. 5. The proposed site is legally described as the south 70' of Lots 11 and 12, Block 84 of the Townsite of Port Angeles. The site is located at 423 S. Cedar Street and is developed with a single family residential structure. A new detached structure will be built with a garage on the ground floor and the ARU living unit on the second floor. An additional lot coverage of 545 square feet will result from the construction. The primary residential unit contains 1,555 sq. ft. of living area with the proposed ARU being 545 sq. ft. of living area or 35%the size of the primary unit. Existing structures are in compliance with development standards specified in the RS-7 Residential Single Family zone. Conditional Use Permit CUP lit Glassock Page 6 February 26,2014 6. 17.08.010 "B"PAMC defines an Accessory Residential Unit(ARU) as a dwelling unit which is incidental to a detached single family residence, is subordinate in space (i.e.,fifty percent or less space than the singlefamily residential use), and is located on the same zoning lot as the singlefamily residence. An accessory residential unit is served by water and electrical service that is separate ftom the primary residential service and has a separate address" Section 17.10.010 PAMC provides that accessory residential units are permitted as conditional uses in the RS-7 Residential Single Family zone. 7. Section 14.40.060(D) PAMC requires that residential uses throughout the City are required to provide a minimum of two (2) off street parking spaces for each residential unit. Site development provides four(4) off street parking spaces for the two (2) residential units. 8. Per 17.96.050 PAMC,the Planning Commission shall consider applications for conditional use permits as specified in the applicable Chapter of the Zoning Regulations. The Planning Commission may grant said permits which are consistent and compatible with the purpose of the zone in which the use is located, consistent with the Comprehensive Plan, and not contrary to the public use and interest. In each application the PlanningCommission may impose whatever restrictions or conditions are considered essential to protect the public health, safety, welfare, and to prevent depreciation of neighboring property. Conditional uses shall be evaluated to determine if the characteristics of the intended use as related to the specific proposed site would defeat the purpose of the City's Zoning Regulations by introducing incompatible, detrimental, or hazardous conditions. The Planning Commission may refuse to issue a conditional use permit if the characteristics of the intended use would defeat the purpose of the City's zoning regulations. The City's Comprehensive Plan was reviewed for consistency with the proposal. 9. A development that is approved through the conditional use permit process must remain in continual compliance with specific conditions of approval or may be revoked. 10. Notification of the proposed action and conditional use pen-nit application was placed in the Peninsula Daily News on February 9, 2014. Public notice was mailed to property owners within 300 feet of the subject property on February 5, 2014. The site was posted on February 06, 2014. No comments were received as a result of the public notice period. One letter of support was received from neighbors Mr. and Mrs. during the written comment period. 11. A Determination of Non-Significance was issued for the proposed action on February 24, 2014. 12. The Planning Commission conducted a public hearing on the proposal at the February 26, 2014, regular meeting. Conclusions: Based on the information provided in the Department of Community and Economic Development Staff Report for CUP 14-01 dated February 26, 2014, 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. As conditioned, the proposal is consistent with the intent of the Comprehensive Plan, specifically with Land Use Element Residential Goal A and Policy A.2; and Goal C and Policy C.2, Housing Element A.6 and B.6. Conditional Use Permit CUP 10 Glassock Page 7 February 26,2014 2. The application was processed consistent with requirements for a conditional use permit as specified in PAMC 17.96.050, and with the requirement for an accessory residential unit as defined in the RS-7 zone per PAMC 17.10.040(A). 3. As conditioned, the proposal is consistent with PAMC Chapter 14.40 (Parking Ordinance). 4. The use is in the public interest as it allows for a variety of housing opportunities. 5. The City's responsibility under the State Environmental Policy Act in review of the proposal has been satisfied by issuance of a Determination of NonSignificance. Conditional Use Permit CUP I Glassock Page 8 February 26,2014 ATTACHMENT B COMPREHENSIVE PLAN AND ZONING ORDINANCE INFORMATION COMPREHENSIVE PLAN Residential Land Use Element Goal A Policy A 2: All land use decisions and approvals made by the City Council and/or any of its appointed Commissions,Boards or Committees should be consistent with the Comprehensive Plan and its land use map. Goal C: To have a community of viable districts and neighborhoods with a variety of residential opportunities for personal interaction, fulfillment and enjoyment, attractive to people of all ages, characteristics and interests. Policy C 2: Residential land should be developed on the district and neighborhood concept. Although such districts may be composed primarily of residential uses of a uniform density, a healthy, viable district should be composed of residential uses of varying densities which may be augmented by subordinate and compatible uses. Single family and multi-family homes, parks and open-spaces, schools, churches, day care and residential services, home occupations, and district shopping areas are all legitimate components of district development and enhancement. A neighborhood should be primarily composed of low, medium, or high density housing. Housing Element Policy A.6: Accessory residential units should be allowed in certain residential zones, upon approval of a Conditional Use Permit. Policy B 6: Adequate low and moderate income housing opportunities should be provided within the Port Angeles Planning Area. ZONING ORDINANCE The Zoning Ordinance is the primary implementing ordinance for the Comprehensive Plan. It establishes what types of uses are permitted and where they may be located in the City. It also establishes definitions of uses, and minimum design standards for such uses. Like the Comprehensive Plan, any project proposed in the City must be consistent with the regulations of the zone in which it is located. The Zoning Map identifies the subject property as Residential Single Family (RS-7). The purpose and intent of the RS-7 zone is as follows: "This is a low density residential zone intended to create andpreserve urban singlefamily residential neighborhoods consisting ofpredominantly singlefamily homes on standard Townsite-size lots. Uses which are compatible with andfunctionally related to a singlefamily residential environment may also be located in this zone" PAMC 17.96.050 (Conditional Use Permit) states that the Planning Commission may grant a conditional use permit approval which is: 1) consistent with the zone in which the proposal is located; 2) consistent with the Comprehensive Plan; and 3)not contrary to the public use and interest. Appropriate conditions may be made to ensure compliance with these criteria. Denial of an application may be made should the proposed use defeat the purpose of the zone by introducing incompatible, detrimental or hazardous conditions. Conditional Use Permit CUP * Glassock Page 9 February 26,2014 PAMC 17.96.050 specifies procedures for the review and processing of conditional use permit applications, as follows: 17.96 050 Conditional Use Permit A. The Planning Commission shall consider 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 weffiare, and to prevent depreciation of neighboring property. C, Purpose of a Conditional Use Permit: The purpose of a Conditional Use Permit shall be to assure that the maximum degree of compatibility between uses shall be attained Thepurposeof these regulations shall be maintained with respect to the particular use of the particular site and in consideration of other existing andpotential uses within the general area in which such use is to be located 4e\ Lrl 'We"59" ,�M�s , ,�,�NV Lh 4,4 4 Lr, t 1,MP,-,t co Ln tn Ln w co Ln xf Ln Lo un cD Lm Brian Anders From: Eric Walrath Sent: Monday, February 10, 2014 3:01 PM To: Sue Roberds Cc: Brian Anders; Roger Vess Subject: RE: Glassock ARLI Sue, I Below are Public Works Engineering's comments. None of which may be pertinent to the Planning Commission's decision. For that reason, I did not route to stormwater for review.That review will occur if/when a Building Permit application is submitted. Electrical comments are as follows: 1) Applicant will need to acquire an easement from the adjacent property owner(421 S Cedar St)granted to the City in order for the City to provide a new overhead electrical service to proposed garage/suite. 2) If existing service to main unit is altered to sub-feed proposed structure, it will need brought up to current code and an easement required from neighbor to City for existing overhead electrical service line. Other comments: 1) A separate water service is required for the ARU 2) If the existing driveway approach will not be used,a new City standard approach will be required and the old driveway removed. The removal would include replacement of the existing depressed curb with full height curb. 3) Wastewater service line may be shared due to existing conditions. From: Sue Roberds Sent: Thursday, February 06, 2014 4:43 PM To: Eric Walrath Subject: Glassock ARU Dear Eric, You will find attached the conditional use permit submittal for an ARU atop a new detached garage structure in the RS-7 zone. The proponent describes this as a guest house above a garage. The site is served with City utilities and setbacks look good. Please route the information to those in Public Works and Utilities that may need to comment on this application. Comments are appreciated prior to February 19. This item is scheduled to go to the Planning Commission on February 26. Sincerely, Sue r OR . NGEIES �PA W A S H I NGTON, U. S. A. Community & Economic Development Department March 4, 2014 -wV Ms. Emily Glassock 5_ 5 ��qg 423 S. Cedar Street "', $Nk g Port Angeles, WA 98362 RE Conditional Use Permit—CUP 14-01 cp, 423 Cedar Street _"J Dear Ms. Glassock: As you know, following a public hearing conducted on February 26, 2014, the City Planning Commission approved a conditional use permit to allow an accessory residential unit(ARU) to be established on your property at the above noted address. The ARU is intended to be located above a new detached garage structure. The conditions of approval are as follow: Conditions: I. Separate electrical and water meter services are required for each dwelling unit. 2. Addressing for each dwelling unit shall be clearly identified as 423 and 423 V2South Cedar Street. Address numbers must,be at least six (6) inches in height and readily ............. -visible from the street and of contrasting color from their background. 3. Two (2) off-street parking spaces are required for each residential dwelling unit foi a total of four(4) off street parking spaces. Parking spaces shall be constructed to Public Works and Utilities Department standards. 4. Driveway and site access shall be constructed to Public Works and Utilities Department standards. 'drainage and electrical J 5. All utility improvements including water, sanitary sewer, storm -be c are to ompleted to the satisfaction of the Public Works and Utilities Department. Separate water and electric meters are required for the Accessory Residential Unit. Decisions of the Planning Commission are appealable within 14 days of the decision to the A City Council. The use for which a conditional use permit is approved must be commenced i w n I year from the date of approval, or become invalid. ithi Good luck in your venture! If you have any questions regarding the conditions of approval or process, please don't hesitate to contact this office. Sincerely --t J, Planning Manager Phone: 360-417-4750 Fax: 360-417-4711 Website:www.cityofpa.us Email: smartgrowth9cityofpa.us 321 East Fifth Street- P.O. Box 1150 Port Angeles, WA 98362-0217 Planning Commission Minutes February 26,2014 Page 2 PUBLIC HEARING: CONDITIONAL USE PERMIT — CUP 14-01 — GLASSOCK, 532 S. Cedar Street: Proposal to allow an accessory residential unit (ARU) in the RS-7 Residential Single Family zone. Associate Planner Scott Johns reviewed the Department Report and responded to questions from Commissioners. Chair Boyle opened the public hearing. Emily Glassock, 532 S. Cedar Street indicated that she had read the Department Report and agreed with the recommendation and conditions of approval. She would like to construct a detached garage with guest quarters above. She has no plans to rent the unit, she plans the room as a guest quarters since the residence is small. Fred DeFrang represented the adjoining property at 421 South Cedar Street. He very much objected to the proposal on several grounds. The neighborhood has many rentals and the proposal would result in another rental in the area. The residents at 421 South Cedar Street would be limited in view if a structure is permitted on the subject property. There are few residences in the area that are occupied by owners; most of the properties in the area are rentals. The floor plan indicates that the proposal is not for a garage, it is for another unit with a garage underneath. The proposal significantly lowers the property value of 421 South Cedar which has been occupied by the owners for over 50 years. Mr. DeFrang recommended denial of the proposal as it does not fit with surrounding properties and significantly lowers property values in the area. In response to Commissioner Miller's inquiry as to whether the DeFrangs would provide an electrical easement, Mr. DeFrang responded"no." In response to the testimony, Associate Planner Johns noted that the speaker mentioned view. For informational purposes, a garage could be constructed in the proposed location without a conditional use permit. He also responded to Commissioner Headrick regarding the comment from the Public Works and Utilities Department that an easement for electric service would be needed that there would need to be an alternative source of power supplied if the adjacent property owner is unwilling to grant a power easement. Planning Manager Sue Roberds noted that the ability to obtain an easement for utility purposes should not be an issue under consideration of the conditional use permit. If it is not possible to secure a power source for the secondary unit, it cannot be developed. It is doubtful that another power source could not be provided. The matter under consideration is whether the accessory residential unit can meet Port Angeles Municipal Code requirements for such a use. Whether the secondary unit is a rental or owner occupied is irrelevant. Fred DeFrang noted that the site plan identifies an incorrect setback to the structure from Cedar Street. He questioned whether the setbacks shown are correct and how the setbacks affect 421 S. Cedar Street. Planning Manager Sue Roberds responded that setbacks would be required for a residential use with appropriate vehicular approach developed from the access street if approved. The site plan would need to be adjusted at the time of development to comply with Urban Services and Standards requirements. Planning Commission Minutes February 26,2014 Page 3 There being no ftirther public testimony, Chair Boyle closed the public hearing. Commissioner Reiss noted that land development laws require cities to infill to densities that provide a variety of residential opportunities. View is a matter of individual choice. In the years that he has been practicing real estate, he has never been made aware that an accessory residential unit detracts from the value of a property or surrounding property. Following brief discussion, Commissioner Reiss moved to approve the conditional use permit with the following conditions,findings, and conclusions: Conditions I. Separate electrical and water meter services are required for each dwelling unit. 2. Addressing for each dwelling unit shall be clearly identified as 423 and 423 Y2South Cedar Street. Address numbers must be at least six (6) inches in height and readily visible from the street and of contrasting color from their background. 3. Two (2) off-street parking spaces are required for each residential dwelling unit for a total of four(4) off street parking spaces. Parking spaces shall be constructed to Public Works and Utilities Department standards. 4. Driveway and site access shall be constructed to Public Works and Utilities Department standards. 5. All utility improvements including water, sanitary sewer, storm drainage and electrical are to be completed to the'satisfaction of the Public Works and Utilities Department. Separate water and electric meters are required for the Accessory Residential Unit. Findin,es: Based on the information provided in the Community and Economic Development Staff Report for CUP 14-01 dated February 26, 2014, 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. Emily Glassock submitted a conditional use permit application for an accessory residential unit on January 2, 2014. The applicant's parents, Jim and Joan Stembridge own the subject property and signed the application. 2. The site is zoned Residential Single Family(RS-7) and is 7,000 sq. ft. in area. 3. The subject site is located on the east side of south Cedar Street at its intersection with 5 th Street. Access to the subject site is via 5th Street. Vehicular site access must comply with Public Works and Utilities standards. 4. The site is located in the City's North Central Planning Area. Development in the neighborhood includes predominately single family residential uses. The Comprehensive Plan Land Use Map designates the site as Low Density Residential. Adjacent designations are also Low Density Residential. Planning Commission Minutes Fehruary 26,2014 Page 4 5. The proposed site is legally described as the south 70' of Lots 11 and 12, Block 84 of the Townsite of Port Angeles. The site is located at 423 S. Cedar Street and is developed with a single family residential structure. A new detached structure will be built with a garage on the ground floor and the ARU living unit on the second floor. An additional lot coverage of 545 square feet will result from the construction. The primary residential unit contains 1,555 sq. ft. of living area with the proposed ARU being 545 sq. ft. of living area or 35%the size of the primary unit. Existing structures are in compliance with development standards specified in the RS-7 Residential Single Family zone. 6. 17.08.010 "B"PAMC defines an Accessory Residential Unit(ARU) as " - a dwelling unit which is incidental to a detached singlefamily residence, is subordinate in space (i.e.,fiftypercent or less space than the singlefamily residential use), and is located on the same zoning lot as the singlefamily residence. An accessory residential unit is served by water and electrical service that is separate ftom the primary residential service and has a separate address" Section 17.10.010 PAMC provides that accessory residential units are permitted as conditional uses in the RS-7 Residential Single Family zone. 7. Section 14.40.060(D) PAMC requires that residential uses throughout the City are required to provide a minimum of two (2) off street parking spaces for each residential unit. Site development provides four(4) pff street parking spaces for the two (2) residential units. 8. Per 17.96.050 PAMC,the Planning Commission shall consider applications for conditional use permits as specified in the applicable Chapter of the Zoning Regulations. The Planning Commission may grant said permits which are consistent and compatible with the purpose of the zone in which the use is located, consistent with the Comprehensive Plan, and not contrary to the public use and interest. In each application the Planning Commission may impose whatever restrictions or conditions are considered essential to protect the public health, safety, welfare, and to prevent depreciation of neighboring property. Conditional uses shall be evaluated to determine if the characteristics of the intended use as related to the specific proposed site would defeat the purpose of the City's Zoning Regulations by introducing incompatible, detrimental, or hazardous conditions. The Planning Commission may refuse to issue a conditional use permit if the characteristics of the intended use would defeat the purpose of the City's zoning regulations. The City's Comprehensive Plan was reviewed for consistency with the proposal. 9. A development that is approved through the conditional use permit process must remain in continual compliance with specific conditions of approval or may be revoked. 10. Notification of the proposed action and conditional use permit application was placed in the Peninsula Daily News on February 9, 2014. Public notice was mailed to property owners within 300 feet of the subject property on February 5, 2014. The site was posted on February 06, 2014. No comments were received as a result of the public notice period. One letter of support was received from neighbors Mr. and Mrs. during the written comment period. 11. A Determination of Non-Significance was issued for the proposed action on February 24, 2014. Planning Commission Minutes February 26,2014 Page 5 12. The Planning Commission conducted a public hearing on the proposal at the February 26, 2014,regular meeting. Conclusions: Based on the information provided in the Department of Community and Economic Development Staff Report for CUP 14-01 dated February 26, 2014, 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. As conditioned, the proposal is consistent with the intent of the Comprehensive Plan, specifically with Land Use Element Residential Goal A and Policy A.2; and Goal C and Policy C.2, Housing Element A.6 and B.6. 2. The application was processed consistent with requirements for a conditional use permit as specified in PAMC 17.96.050, and with the requirement for an accessory residential unit as defined in the RS-7 zone per PAMC 17.10.040(A). 3. As conditioned,the proposal is consistent with PAMC Chapter 14.40 (Parking Ordinance). 4. The use is in the public interest as it allows for a variety of housing opportunities. 5. The City's responsibility under the State Environmental Policy Act in review of the proposal has been satisfied by issuance of a Determination of NonSignificance. Commissioner Reimlinger seconded the motion that passed unanimously. 0 CITY 'OF PORT ANGELES NOTICE OF PUBLIC HEARING NOTICE ISHEIMBY GIVEN that on FebrugU26, 2014, the CITY OF PORT ANGELES PLANNING COMMISSION will conduct a public hearing in consideration of a conditional use permit a.pplication to permit an ACCESSORY RESIDENTIAL UNIT (ARU) to be established in the RS-7 Residential Single,Family zone. An ARU is a second residential unit that is not more than 50% the area of the main residential structure. The application was determined to be complete on February 5, 2014. Written comment will be taken regarding the proposed activity until Februaly 21, 2014. The public hearing will begin at 6 p.m., City Hall, 321 East Fifth Street, Port Angeles, Washington. Application 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 significance will be issued for the project per WAC 197-11-355 following the written public comment period that will end on February 21, 2014. APPLICANT: EMILY GLASSOCK LOCATION: 423 South Cedar Street For further information contact: Sue Roberds, (360) 417-4750 PUB: 2/9/14 POST: 2/6/14 MAIL: 2/5/14 T:\NOTICES\PCpubIichearing.wpd CITY OF PORT ANGELES AFFIDAVIT OF POSTING RE: �< I PAT BARTHOLICK, state that on the day of 2014� 1 posted said notice, a true copy of which is hereto attached and made part hereof, on the property proposed for a land use action pursuant to Section 17.96.140 of the Port Angeles Municipal Code. AFFIANT Subscribed to me this 11-�ay of 2 nd h 4 2014. "ilk NOTARY PT LIC he State of z Washington, residing in Port Angeles jb 0 P U a 0 z F T/forms/affidavitposfingjim CITY OF PORT ANGELES AFFIDAVIT OF MAILING I SUE ROBERDS, state that on the day of';-�� 2 2014� I mailed said notice, a true copy of which is hereto attached and made part hereof, to property owners within 300 feet of the property proposed for a land use action pursuant to Section 17.96.140 of the Port Angeles Municipal Code. AFFIANT Subscribed to me this day of 2014. %N D E NO��Y PUBLIC for the State of Washington, residing in Port Angeles T/forms/affidavitposfingj im Easy Peel4O Labels A Bend along line to 11 eed Paper expose Pop-up EdgeTtA ANMRYO 5160(D Use AveryO Tt-mplate 51600 I or -Soo-4,, 64c r 6()(Z" 1( se"I'-fea C' TO 36 Iq 60eveli Wa-�&r w Lc�y-a- LA-)c 730 'U9. 0-'- P&12�- Kk ,CA) 615HOP, C4 I-b5-14 %06;-Z 4301 To-Ik crc vt O-V er 'W"Aer- 66*-r- DeFra4L� Llo�� G��ee4- 5, cejaf �+ Uj - 5"(- 5+' TDfy- A Aj 66T��U37i -3 0 2- '0&7 q-e�u-wkc JN q6 3(�2� T- aAT'kGI"(d9 980363 -t2"kc a-W Ca4w-5i- 44dm -rrv,,f- Owe- '�U) MDOM �']V 69701 qOV-A64t )-T�' nkax-((- Wed k-e� t'vc(t He 40-cri SO K' MOX)gn PA66- 39X MO-c"cof Tr- Twir O-a�ele,5, ?&Pr- Qtt 'c---, , U51A So,�a- ^Oa-c6ra q3I I D q'& 3(o3 -7ZIq W)3 L MapwtE 40-di'vtON <� 9v 1-4 pej�61q_q!)�j �55Ep:F -1�2"1 _5 7-7 Ott�Ct? 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Applicant Address: YEE)- F2" 97A AIY,_0-IB54UA q5�3(o.2- Daytime phone 4: 3�O �rb)_ E-mail va a-5,5 ocki)pt yy(a�, I - Crx7,4A Applicant's representative (if other than applicant): Contact Address: Daytime phone #: E-mail Property owner (if other than applicant): :IM >&E- Address: jjA6_ U.)�Arjj-:�IR 3T- G�E 5ajquu ,9 Contact phone �025 3b,3-2"3 ._B 9 7 3c)T_ PROPERTY INFORMATION: Streetaddress: CeJO-C 5f- Zoning: RS -_7 _F 'P Legal description:-RV Sou-4kr)Lk 70' m4- txf5 114 12-, block ?4 'VLCM 5 rie -at Property dimensions: 70 � 10G� Property area-(total sq'uare feet): -7000 Physical characteristics (i.e., flat, sloped, vacant, developed, etc.): , I k o v5e- A (4cov- -(�_c�i A �Y-Vfc+ yk� 0-ea"a-C �- V PROPOSED USE: Please describe the proposed c nditional use: q.�-a-q e- LV i+k a Lt e-4 SLJ_14e-- C-0 It 6( 00 r _c+W tu iT-U 6n_jk Y-Oovk &At (-DCAT+�(�_J�) 14�)+Ok kce-a— AAIj ,EeVaJ 44, C) Number of en�p�oyees: Hours of operation: �j cc F f Number of on-site parking spaces: eovef-�,, Total square foot of floor area for the pi % Site coverage: 30 SIGNATURES- 5-0 71 VOLMOA/ Applicant: Date: I certify that all of the above statements are true and complete to the best of my knowledge and acknowledge that wi�ful misrepresentation of information will terminate this permit application. Applicant Signature Date: (If the applicant is NOT the property owner, the property owner must sign this application or provide a separate note that helshe islare aware of the application). Owner'WSire 'f o e�r rl Signatur -7 201+ V W� Ste 4V 0 X Ste C_ TAF2R PPS\CUP.DOCX 43 Y%k� 5TW-5 1-rcfl as �9 6Lrc-L 24 c 4 eVA- �J C LJJ ec� as I frli S-Cvvfo .......... 137C 1/21/2014 Gmai I-E)pediatravel confirmation-January 31,2014-(It n,#168493515912) Airp I ane I ogos are registered tradem aft or tradem aft of Expedi a, Inc.in the U.S.and/or other countries.Other product and company names mentioned herein maybe trademarks of their respective owners. (EMID: ETM_ENSPC_1.0_1_X_M_en)(MD:20140117021142)(EPID:X)(ETID:807649) hftps://niail.google.corWmail/LdO/?ui=2&jlc-a9864a82lb&�Ae%&=pt&search=inbox,&th--143aid5Oc6f22b3O 313 ------....... IL ........... 10 20, (00 ............ 1/21/2014 Priceline.com-Printer Friendly Receipt ..........--....... 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