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HomeMy WebLinkAbout427 W. 5th Street 427 W 5 Ih Street CUP 08-03 ioi T V, NGELES Rr FILE P_ A, WASH INGTON, U. S. A. [COMMUNITY & ECONOMIc DEVELOPMENT DEPARTMENT TO: Planning Commission FROM: Scott K. Johns DATE: August 13, 2008 RE: Conditional Use Permit - CUP 08-03 APPLICANT:. Jim Bussell OWNER: Same LOCATION: 427 W. 5"' Street, Port Angeles REQUEST: Accessory Residential Unit in an RS-7 Residential Single Family/PBP Public Buildings and Park zoned lot. RECOMMENDATION The Planning Division recommends that the Planning Commission approve CUP 08-03 with 2 conditions, citing I I findings, and 6 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 5"' Street between Pine Street and the Valley Creek Ravine. Nearby lots vary in size and dimension. The subject site measures 140' in depth by 50' in width and is approximately 7,000 square feet in area. The site is adjacent to the Valley Creek ravine, which is an environmentally sensitive area. The site is accessed from 5 1h Street, which is an improved local access street and the 4/5 alley. The site is nearly level. The application and site maps are attached as Attachinent C. The site is zoned RS-7, with a small portion on the east side being zoned Public Buildings and Parks PBP. Development in the area predominately consists of single family residential structures. The RS-7 zone is primarily single family residential and accessory residential units are allowable as a conditional use in RS-7 zone. Other zoning adjacent to the site includes Public Buildings and Parks (the Valley Creek ravine) and Industrial Light IL at the base of the Valley Creek ravine. The nearest multi-family use is located to the south of the site at the intersection of 81h and Cedar Street. One other ARU has been permitted in the vicinity of this proposal. ermit CUP 08-03 Bussell "g, 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 I. There is an existing concrete depressed curb on 5"' Street. *The project will require the installation of a concrete driveway apron per city standards. 2. Four (4) off street parking spaces will be required, two per unit. A plan for the off-street parking shall be submitted to Public Works and Utilities Department prior to issuance of building permits. 3. Separate water and electrical meters are required for each unit. The Building Division of DCED I. A building permit is required for the construction. Construction will be per IRC requirements. PUBLIC COMMENT Notification of the proposed action was placed in the Peninsula Daily News on July 25, 2008, posted on the site on July 21, 2008, and mailed to property owners within 300 feet of the subject property on July 21, 2008. No comments were received during the public comment period for the proposal that ended August 5, 2008. Comprehensive Plan The Comprehensive Plan establishes the long range goals and policies of the City. Any project proposed in the City must be consistent with the goals and policies of the Comprehensive Plan. The Comprehensive Plan Land Use Map identifies the site as being in the North Central Planning Area and designates the site as being Low Density Residential. The Comprehensive Plan's policies have been reviewed with regard to the proposed application and the policies identified in Attachment B to this staff report are found to be the most relevant to the proposal. Single family and multi-family residences are legitimate components of district development. The proposal would allow for a density that is in compliance with low density residential areas. Zoning Ordinance The Zoning Ordinance is the primary implementing ordinance for the Comprehensive Plan. It establishes what types of uses are permitted in specific zones, definitions of uses, and minimum design standards for such uses. Like the Comprehensive Plan, any project proposed in the City must be consistent with the regulations of the zone in which it is located. The Zoning Map identifies the subject property as RS-7 Residential Single Family and PBP Public Building and Parks. Surrounding properties are predominately zoned RS-7 Residential Single Family with some nearby Public Building and Parks zoning (Valley Creek ravine) and IL Industrial Light along Valley Street. Specific sections applicable to accessory residential development in the RS-7 are listed in Attachment B for reference. STAFF ANALYSIS As indicated in the table below the front and side setbacks do not conform to present day regulations. The house has been in existence for many years and previously existed as an unpermitted duplex. Conditional Use Permit CUP 08-03 Bussell August 13,2008 Page 3 Earlier this year the owner approached the city to upgrade the electrical system, however, no conditional use had been granted for the use as a duplex on the property. Due to the 7,000 sq. ft. lot size the site would not qualify for a Conditional Use pen-nit required to continue the use as a duplex. The applicant is proposing alterations to the second unit to meet the area standards required for an accessory residential unit. At this time no exterior addition to the structure is proposed so the setbacks and site coverage are will remain pre-existing/rion-conforming. Section 17.10.050 PAMC Required Existing/proposed RS-7 Residential Single Family Minimum lot area 7,000 sq. ft. 7,000 sq. ft. Minimum lot width 50' 50' Minimum setbacks - Front/Rear 20' 17/45' Minimum side setbacks 7� 3720' Total building foot print 2,100 sq. ft. maximum 1,560 sq. ft. Maximum lot coverage 30% 22% Per PAMC 17.11.040(A), an accessory residential unit (ARU) requires a conditional use permit when proposed in a residential single family zone. An ARU may be no larger than 50% the size of the primary unit. The total livable area of the house is approximately 2,544 square feet. The proposed accessory residential unit consists of a 840 sq. ft. dwelling unit on the first floor of the existing house. The primary single family residence is 1,704 sq. ft. split between the first and second floor of the building. The ARU is 33% of the primary single family residence or less than 50% the size of the primary residence. Separate utility connections for water and electrical will be required as a condition of approval. PAMC 14.40.060(D) requires 2 off-street parking spaces for each residential unit for a total of 4 off- street parking spaces. The site plan has denoted five parking spaces on the property as well as a single car garage in order to satisfy this requirement for a minimum of four (4) off street parking spaces. Public Works and Utilities Department is requiring the applicant to submit a detailed parking plan prior to issuing building permits and is requiring that the driveway apron on 5"' Street be improved to city standards. The proposal as conditioned is consistent with the relevant sections of the Port Angeles Municipal Code and the Comprehensive Plan. Building Statistics Single Family Residence 1,704 sq. ft. Accessory Residential Unit 840 sq. ft. Total Living Space 2,544 sq. ft. Garage 288 sq. ft. ARU % of primary residence livable area 49% STATE ENVIRONMENTAL POLICY ACT (SEPA) REVIEW AND COMPLIANCE A Determination of Non-Significance was issued by the City's Responsible Official on August 6, 2008, with regard to the proposal. This satisfies the City's responsibility under the State Envirom-nental Policy Act (SEPA). Conditional Use Permit CUP 08-03 Bussell August 13,2008 Page 4 Attachments: A -Conditions,Findings, and Conclusions B -Zoning Ordinance,Comprehensive Plan, and Other Municipal Code References C—Application, site plan, floor plans,and map T:\CUP\2008\08-03 Bussell\08 03 Bussell staff report.doc Conditional Use Permit CUP 08-03 Bussell August 13,2008 Page 5 ATTACHMENT A CONDITIONS, FINDINGS, AND CONCLUSIONS IN SUPPORT OF CUP 08-03 Conditions: I Separate electrical meters are required for each dwelling unit. Addressing for each dwelling unit shall be clearly identified as 427 and 4271/2West 5th Street. Address numbers must be at least six (6) inches in height and readily visible from the street and of contrasting color from their background. 2. Two (2) off-street parking spaces are required for each residential dwelling unit for a total of four (4) spaces. Driveway and site access shall be constructed to Public Works and Utilities Standards. Findings: Based on the information provided in the Community and Economic Development Staff Report for CUP 08-03 dated August 13, 2008, 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. 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 Plam-ling 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. 2. Jim Bussell submitted a Conditional Use Permit application for an accessory residential unit on July 14, 2008. The applicant owns the subject property. -1. The proposed site is legally described as Lot 14 Block 185 of the Townsite of Port Angeles and is located at 427 W. 5'h Street. 4. The site is zoned Residential Single Family (RS-7) and Public Buildings and Parks (PBP) and is 7,000 sq. ft. in area. 5. The City's Comprehensive Plan was reviewed for consistency with the proposal. The Comprehensive Plan Land Use Map designates the site as Open Space. Adjacent designations are Low Density Residential. The site is located in the City's North Central Planning Area. The subject site is located on the north side of W. 5 1h Street east of Pine Street. Development in the neighborhood includes predominately single family residential uses. The nearest multi- family use can be found at the intersection of W. 81h and Cedar Street, 1,500 feet north of the site. Conditional Use Permit CUP 08-03 Bussell August 13,2008 Page 6 6. 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. 7. The site has operated as an unpermitted duplex for several years with no complaints. When the current property owner was made aware of this fact, he chose to correct the irregularity. 8. Site access must comply with Public Works and Utilities Standards. 9. Notification of the proposed action and conditional use permit application was placed in the Peninsula Daily News on July 25, 2008. Public notice was mailed to property owners within 300 feet of the subject property on July 21, 2008. The site was posted on July 21, 2008. No comments were received as a result of the public notice period. 10. A Determination of Non-Significance was issued for this proposed action on August 6, 2008. 11. The Planning Commission conducted a public hearing on the proposal at the August 13, 2008, regular meeting. Conclusions: Based on the information provided in the Department of Community and Economic Development Staff Report for CUP 08-03 dated August 13, 2008, 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, s 'f peci ically with Land Use Element Goal A and Policy A.2 and C.2, Housing Element Goal A and Policies A.6 and B.6, and Transportation Element Policy B.14. 2. The proposal is consistent with requirements for approval of a conditional use permit as specified in PAMC 17.96.050 and with PAMC 17.10.040 with regard to development standards of the RS-7 zone for the development of Accessory Residential Units identified in 17.10.040(A) PAMC. Conversion of the second unit from a duplex to an accessory residential unit will not negatively impact the surrounding neighborhood as no change in development is anticipated from what has existed for over 20 years. 4. As conditioned, the proposal is consistent with PAMC Chapter 14.40 (Parking Ordinance). 5. The use is in the public interest as it allows for a variety of housing opportunities, as prescribed in the Comprehensive Plan and zoning ordinance. 6. The City's responsibility under the State Environmental Policy Act in review of the proposal has been satisfied. Conditional Use Permit CUP 08-03 Bussell 4 August 13,2008 Pa.-e 7 ATTACHMENT B COMPREHENSIVE PLAN AND ZONING ORDINANCE INFORMATION COMPREHENSIVE PLAN Residential Land Use Element Goal A. To guide current and future development within the City in a manner that provides certainty to its citizens about future land use and the flexibility necessary to meet the challenges and opportunities of the future. 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 Goal A. To improve the variety, quality, availability, and attainability of housing opportunities in the City of Port Angeles. 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. Transportation Element Policy B 14: Off-street parking should be sufficient and accessible within business and residential areas to ensure that the traffic flow of the street is not impaired. ZONING 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 primarily as Residential Single Family (RS-7) with as narrow portion of Public Buildings and Parks PBP. The purpose and intent of the RS-7 zone is as follows: "This is a low density residential zone intended to create andpreserve urban singlefaniily residential neighborhoods consisting ofpredoniinantly singlefaniily homes on standard Townsite-size lots. Uses Conditional Use Permit CUP 08-03 Bussefl August 13,2008 Page 8 which are compatible with andjunctionally related to a singlejamily residential environment may also be located in this zone" 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 primary 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 17.08.025M 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." PAMC Section 17.08.040(A) establishes that accessory residential units are permitted in the RS-7 zone by conditional use permit. PAMC 17.96.050 Conditional Use Permit specifies procedures for the review and processing of conditional use permit applications, as follows: 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 we4fare, 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. ATTACHMENT C VV 9 UU APPUCANTIOWNER INFORMATJON: rj6L -Tlhl 14 2008 Applicant: — —j/ Address: Y6 Daytimephonc LES &A uni - v meRt ZA14 lt"/ther than applicant): Applicant's represen ive(if 0 Address: Daytimcphonek property owner(if other than applicant): 5;",V,C." Address: Daytimephonek PROPERTY INFORMATION: Street address: 4PA-1 41 Legal description: Zom*ng: Comprehensive Plan designation: Property dimensions: Property area(total square feet): '7WO Physical characteristics(i.e.,flat,sloped,vacant,developed,etc.): wit Ole, slhq 6# PROPOSED USE INFORMATION: Please describe the proposed conditional use: Aza1LW"-rhW—A4g ay�Sxo ax, 4m& V L 7%7W;W 7 7w I /I VA'5 qwa" &S& A5 a, 441a "Oam4g' Aj 'Oj;��zflk Number of employees: If el Hours of operation: Number of oD-site parking spaces: Building area (total square feet of floor area for the proposed activity): 74�01,0-1d- x ziz SIGNATURES: Applicant: 1 Certif))that all ofthe above stalenients are true and coinplete to the best ofn?))knowledge and aclmowleclge that wi�ful 7nisrepresentation of il2f07-7natiOnWill lerInInale thisperinit application. I have read this application in its entirety and underStand that 7n)) subMittal will be reviewedfor completeness. Iffound to be C0791plete the application will bescheduledfor the 77ext avallablePZanning Convnission Meeting. Ifnot complete, when requested inforniation has beell received the applicatio7i wiZI be scheduledfor the next available ineeting. Date �7 Signature Owner (if other than applicant): I ain the owner of the subject prope7�0) identified herein and approve of this application. Signature Date For Staff Use Only: Permit No. Appl. complete Add. Info requested 4th St. ;-j L.- 4th/5th Alley U) CL Legend parcel selection Street edge Building parcel 5th St. L--2 LA pil -4PJI"T4 IL,�� ti�uuld �o �w ri i-.7 I r p A I- i ---------- -------- cif ------ ---- ----------- tI,[E-971,111,19 X 77-gl 051 A. 'All Al to'; 7q 2* 0 57 42-72— it A. k19 f 166put4! 9V Filing Fee: 13350.00 PORT ANGELES *Admin. $125.00 WAS HINGTON, U. S. A. MIN ID)_E C E V t n CITY OF PORT ANGELES JUL 14 2008 ENVIRONMENTAL CHECKLIST CITY OF PORT ANGELES Dept.of Community Development Purpose of Checklist The State Environmental Policy Act (SEPA), Chapter 43.21C RCW, requires all governmental agencies to consider the environmental impacts of a proposal before making decisions. An environmental impact statement (EIS) must be prepared for all proposals with probable significant adverse impacts on the quality of the environment. The purpose of this checklist is to provide information to help you and the,agency identify impacts from your proposal (and to reduce or avoid impacts from the proposal, if it can be done)and to help the agency decide whether an EIS is required. Instructions for Applicants: This environmental checklist asks you to describe some basic information about your proposal. Governmental agencies use this checklist to determine whether the environmental impacts of your proposal are significant, requiring preparation of an EIS. Answer the questions briefly, with the most precise information known, or give the best description you can. You must answer each question accurately and carefully to the best of your knowledge. In most cases you should be able to answer the questions from your own observations or project plans without the need to hire experts. If you really do not know the answer, or if a question does not apply to your proposal, write "do not know" or"does not apply" (N/A). Complete answers to the questions now may avoid unnecessary delays later. Some questions ask about governmental regulations, such as zoning, shoreline, and landmark designations. Answer these questions if you can. If you have problems please ask the City Planning Division employees to assist you. The checklist questions apply to all parts of your proposal, even if you plan to do them over a period of time or on different parcels of land. Attach any additional information that will help describe your proposal or its environmental effects. BACKGROUND 1. Name of proposed,project: sv- Re."I'042W A. Address or general location of site: YA-7 2. Name, aicjoress, aod h ie.number ol applicant p or 4r lig Obe,0'r, 3. Name, address and phone number f co ac�person if ottr than applicant: N/A 0 4. Date checklist prepared: -711dl-er 5. Agency requesting checklist: CITY OF PORT ANGELES 6. Proposed timing or schedule (including phasing, if applicable)- A. What is the long term obj,ective of this proposal? 30VIM i�k AV -�C/wx/t V yy B. How does this project relate to long-term plans? I I I , , V pt, &CI41 &//4f//J7 EnviroDmental Checklist EVALUATION,FOR Page 2 AGENCY USE 7. Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? If yes, explain. /* 8. List a ny-ehvi ro,q mental information you know about that has been prepared, or will It 1. 'In be prepared, directl I related to this proposal: y /y/1f 110 y 5 I"D 9. --'—LF6T6-u-know whether applications are pending for governmental approvals of other proposals directly affecting the property covered by your proposal? If yes, explain. 10. List any government approvals or permits that will be needed for your proposal, if known. 11. Give brief, complete description of your proposal, including the proposed uses and the size of the project and site. There are several questions later in this checklist that ask you to describe certain aspects of your proposal. You do not need to repeat those answers on this page. (Lead agencies may modify this form to include additional specific information on project description.) 5/1/& 0 bf W- #-/ -5itAr A",11 12. Location of the proposal. Give sufficient information for a person to understand the precise.location of your proposed project, including a street address, if any, and section, township, and range, if known. If a proposal would occur over a range of area, provide the range or boundaries of the site(s). Provide a legal description, site plan, vicinity map, and topographic map, if reasonably available. While you should submit any plans required by the agency, you are not required to duplicate maps or detailed plans submitted with any permit applications related to this checklist. A, PROJECT SPECIFIC ACTIONS: Complete this section if your proposal involves a project specific.action such as a subdivision, new construction, a new or expanding business, a site specific rezone(not area- wide), a conditional use permit, a shoreline permit, or similar action: ENVIRONMENT 1 Earth A. General description of the site (circle one): !at rolling, hilly, steep slopes, mountainous, �oeir B. What is the steepest slope on the site (approximate percent slope)? EnvdT(?,nmental Checklist EVALUATION FOR Tage 3 AGENCY USE C. What general types of soils are found on the site (for example, clay, sand, gravel, peat, muck)? If you know the classification of agricultural soils,specify thern and note any prime farmland. I �9'tMA'X'- m51W"1&'1 I D. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. E. Describe the purpose, type, and approximate quantities of any Filling or grading proposed. Indicate source of fill: F. Could erosion occur as a result of clearing, construction, or use? I f s o , generally describe. 410 G. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? Aa 6X IsIm 46�9';V)7�- H. Proposed measures to reduce or control erosion,or other impacts to the earth, if any: 14114- 2. Air A. What types of emissions to the air would result from the proposal (i.e., dust, automobile, odors, industrial wood smoke) during construction and when the project is completed? If any, generally describe and g roximate.quantities if known. B. Are there any off-site sources of emissions or odor that may affect your proposal? If so, generally describe. A 14- / C. Proposed measures to reduce orcontrol emissions or other impacts to air, if any: /V/11f 3. Water A. Surface: i.) Is there any surface water body on or in the immediate vicinity of the site (including year-round and seasonal streams, saltwater, lakes, ponds, wetlands)? If yes, describe type and provide names. If appropriate, state what stream br river it flows into. AIM& ii.) Will the project require any work over, in, or adjacent to (within 200 feet) the described waters? If yes, please describe and attach available plans. Allif Environmental Checklist EVALUATION FOR Page 4 AGENCYIfSE' iii.) Estimate the amount of fill and dredge material that would be placed in or removed from surface water or wetlands and indicate the area of the site that would be affected. Indicate the source of fill mat erial: iv.) Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities if known. /0' v.) Does the proposal lie,within a 1 00-year floodplain? If so, note location on the site plan. A10 vi.) Does the proposal involve any discharges of waste materials to surface waters? If so, describe the type of waste and anticipated volume of discharge. A10 B. Ground: i.) Will ground water be withdrawn, or will water be discharged to ground water? Give general description, purpose, and approximate quantities if known. It ii.) Describe waste material that will be�discharged into the Ground from septic tanks or other sources, if any(for example: Domestic sewage; industrial, containing chemicals; agricultural wastes; etc.). Describe the general size of the system, the number of such systems, the number of houses to be served (if applicable), or the number of animals or humans the system(s) are expected to serve. 'I AIP dX0YV_,, 00 C. Water Runoff (including storm water): i.) Describe the source of runoff (including storm water) and method of collection and disposal, if any (include quantities, if known). Where will this water flow? Will the water flow int o other waters? If so, describe. ii.) Could waste materials enter ground-or surface waters? If so, generally describe. D. Proposed measures to reduce or control surface, ground, and runoff water impacts, if any: 4. Plants A. Check or circle the type of vegetation found on the site: deciduous tree: alder, maple, aspen, other evergreen tree: fir, cedar, pine, other shrubs grass pasture crop or grain wet soil plants: cattail, buttercup, bullrush, skunk cabbage, water plants: water lily, eelgrass, milfoil, other Other types of vegetation 1�nvlronmental Checklist EVALUATION FOR Page 5 AGENCY USE B. What kind and amount of vegett t' ion will be removed or altered? C. Proposed landscaping, use of native plants, or other measures to preserve or enhance ve getation on the site, if any. 5. Animals A. Circle any birds and animals which have been observed on or near the site or are known to be on or near the site: Birds: hawk, heron, eagle, songbirds, other e4^hIA04- Mammals: deer, bear, elk, beaver, other I-ZV Fish: bass-, salmon, trout, herring, shellfish, other B. Threatened or endangered species known to be on or near the site. , 10- C. Is the site part of a migration route? If so, explain.,/ D. Proposed measures to preserve or enhance wildlife, if any. 6. Energy and Natural Resources ve, A. What kinds of energy(electric, natural gas, oil, wood stove, solar)will be used to meet the completed project's energy needs? Describe whether it will be"used for heating, manufacturing, etc. B. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. C. What kinds of energy conservation features are included in the plans of this proposal? List other proposed measures to reduce or control energy impacts, if any. / It I 7. Environmental Health A. Are there any environmental health hazards, including exposure to toxic chemicals, risk of fire and explosion, spill, or hazardous waste, that could occur as a result of this proposal? If so, describe. hl�f - i) Describe special emergency services that might be required. A/Of % ii) Proposed measures to reduce or control environmental health hazards, if any. 410 daof4�, B. Noise i) What types of noise exist in the area which may affect your project (for example: traffic, equipment, operation, other)? Awe, ii) What types and levels of noise would be created by or associated with the project. on a short-term or a long-term basis (for example: traffic, construction, operation, other)? Indicate what hours noise would come from the site. I I 60*AkZ^ &71,Im-16it 04 S411-1-114WINI- �ft4d, EnviroDmental Checklist EVALUATIONFOR Page 6 AGENCY USE iii) Proposed measures to reduce or control noise impacts, if any: 8. Land and Shoreline Use A. What i§�te rrpnt use of the We anp adjacent properties? N UA/ /&A 1 0 W 4 X B Has the site been used for agriculture? If so, describe. C. Desc'ribe any structures on the �)te. 4W A�;46#Al bV1JUMq D. Will any structures be demolisheP If so, what? E. What is the curr-erit zoning classification of the site? " 85-7 PBP F What is the current Com rehensive Plan, designation of the site? OPU"6P4ZC.e,1 G. What is the current Shoreline Master PrQqram designation of the site? All,f H. Has any part of the site been classified as an"environmentally sensitive"area? If so, specify. A114- I. How many people would reside or work in the completed project? . ,O/r � 6- J. Approximately how many people would the completed project displace? K. Proposed measures to avoid or reduce displacement impacts, if any: .1411-1t L Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans,)f any:. 4 W 44, "wrAIA/ 01ohf 401, d"49 hy-/Voil;4411 9. Housing 30 A. Approximately how many units would be,provided, if any? Indicate whether hiqh, middle, or low-income,�ouping. 7^w . ow, kw-j meo�we, 4vtd,&M, A, 1440?1, 409,f,01 B. Approximately how many units, if any, would be eliminated? Indicate whether high, middle, or low-in,c me housing. 0. Ad A;9,Ad C. Proposed measures to reduce or conXo/lhousing imppcts, if any. 10. Aesthetics A. What is the tallest height of any proposed structure(s), not including antennas; what is the principal exterior building material(s) proposed? Air 44a le.o, B. What view s in the immediate vicinity would be alt 2 red or obstructed? C. Proposed measures to reduce or control aesthetic impacts, if any. 11. Light and Glare A. What type of light dr glare will the proposal produce? What time of day would it mainly occur? Env-iron,tnental Checklist EVALUATION FOR Tage 7 AGENCY USE B. Could light or glare from the finished project be a safety hazard or interfere with views? 4//)� C. What existing off-site sources of light or glare may.affect your proposal? D. Proposed measures to reduce or control light and glare impacts, if any. 12. Recreation A. What designated and informal recreational opportunities are in the immediate vicinity? B. Would the proposed project displace any existing recreational uses? If so, describe. OAI� C. Proposed measures t duce or control impacts on recreation, including recreation opportunities to be provided by the project or applicant, if any. 13. Historic and Cultural Preservation )0 A. Are there any places or objects listed on, or proposed for,national,state, or local preservation registers known to be on or next to the site? If so, generally describe: A00- B. Generally describe any landmarks or evidence of historic, archaeological, scientific, or cultural impo a rt,,nce known to be on or next to the site. C. Proposed measures to reduce or control impacts, if any: 14. Transportation lrld�- A. Identify public streets and highways serving the site and describe proposed access to the existinq strqet syslem. ,Show on site plans, if any. 57 ,5-)l 1�961 441d e�l& B. Is site currently served by public transit? If not, what is the approximate distance to the nearest transit stop? ,41M&', � Jloel<,� - . & S�41415*� C. How many parking spaces would the completed project have? How many would the project eliminate? D. Will the proposal require any new roads or streets, or improvements to existing roads or streets, not including driveways? If so,generally describe(indicate either public or private). E. Will the project use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe. /VO F. How many vehicular trips per day would be generated by the completed project? If known, indicate when peak volumes would occur. 100 G. Proposed measures to reduce or control transportation impacts, if any. Avll� 1"llon 15 were, 7��/O�,al 7*, #111-00��04AYW'415 )A&Shld N-t& tegalOM111-de, S4V-?(— w7na& Apr Am—"&f Envirorimental Checklist EVALUATION FOR Page 8 AGENCY USE 15. Public Services A. Would the project result in an increased need for public services (for example?: fire protection, police protection, health care, schools,other)? If so, generally describe. /,(/If B. Proposed measures to reduce or control direct impacts on public services, if any. h0f- 16. Utilities �-Circle�utilitli�escurrentiv avail5ble at the Site electricity natural gas, Cwa:terkrefus�e service telephone rsanitary sewer septic system, other. B. Describethe utilities that are proposedforthe project,the utility providing the service, and the general construction activiti 1,es; on the site o[ in the y-nmeliate vicinit which might be needed. 4�k -70C,"V'�5,44V�1& 4AO:�/C d4" AW&- 17. Economics A. If the proposal will result in expansion of an existing business, please describe the nature of the expansion: (e.g_ additional land and/or buildings, new equipment, new employees). All-f- B. If the proposal is the creation of a new business, please describe (e.g., re-use of an existing building and site, cpnstruction of a new building). C. Describe if the proposal is the irst of its type in the community, or what the similar uses are. D. How many people will the proposal provide employment for at its completion and what types of jobs will be created (e.g., sales clerks, factory workers, etc.)? (Jobs created by the construction of the proposal should be reported separately.) E. Where will the materials,goods or services utilized by the proposal come from? /-'If Cal lludArs F. Where will the goods or services produced by the proposal be utilized? W/119� or ser G. Who will utilize the goods �0 ices produced by the proposal? H. Will the proposal alter the tax assessments of the area? nvironmenta hec ist EVALUATION FOR "Page 9 AGENCY USE ENDANGERED SPECIES ACT (ESA) INFORMATION A. LISTED SPECIES If ESA listed species (salmon, trout, and chars, e.g. bull trout) are present or ever were present in the watershed where your project will be located, your project has the potential for affecting them, and you need to comply with the ESA. The questions in this section will help determine if the ESA listings will impact your project. Within the City of Port Angeles, the watershed is the Port Angeles Harbor. Are ESA listed salmonid s currently present in the watershed in which your project will be: Yes X No Has there ever been an ESA listed salmonid stock present in this watershed: Yes X No Uncertain Please describe- Puget Sound Chinook Salmon, Strait of Juan de Fuca summer chum salmon, and bull trout are listed as threatened species in the Elwha Rive r, Morse Creek, and the Strait of Juan cle Fuca including Port Angeles Harbor. [If you answered 'Yes"to either of the above questions, you should complete the remainder of this section. If not, skip to Non Project Action Section Page 13] I. Nameofwatershed Port An-geles Regional Watershed (Elwha Morse). 2. Name of nearest waterbody V 3. What is the distance from this project to the nearest body of water? (Often a buffer between the project and astream can reduce the chance of a negative impact to fish.) 3 k ho!4 k� 4. What is the current land use between the project and the potentially affected water body (parking lot, farmland, etc.)? 5. Is the project above a: natural permanent barrier(water-fall) natural temporary barrier (beaver pond); man made barrier (culvert, dam); other (explain) 6. If you checked any of the items listed in the above question #5, are there any resident salmonid populations above the blockage? Yes —No Don't know X 7. What percent of the ��ject will be impervious surface (including pavement and roof area)? e - rtr_� B. FISH MIGRATION: The following questions will help determine if this project could interfere with migration of adult and juvenile fish. (Both increases and decreases to water flow can affect fish migration.) Enviromnental Checklist EVALUATION 0,,R Page 10 AGENCY USE I Does the project require the withdrawal of: Surface water? A Name of surface water body Ground water? Amount From where? A Depth of well 2. Will any water be rerouted? 3. Will there be retention ponds? If yes, will this be an infiltration pond or a surface discharge to either a municipal storm water system or a surface water body? If a surface water discharge, name of waterbody 4. Will new roads be required? (Increased road mileage may affect the timing of water reaching a stream and may impact fish 'habitat.) 5. Are culverts proposed as part of the projeGt? ��& 6. Will topography changes affect the duration/direction of runoff flows? .A r If yes, describe: J 0 7. Will the project involve any reduction of the floodway or floodplain by filling or other partial-blockage of flows? If yes, how will the loss of flood storage be mitigated by your project? C. WATER QUALITY. 1. Do you know of any problems with ality in any oJ the streams within this watershed? If so, describe 'U 2. Will yo roject reduce or increase shade along or over a waterbody? 3. Will the project increase nutrient loading or have the potential to increase nutrient loading or contaminants (fertilizers, other waste discharges, or runoff) to the waterbody? _ Alw 4. Will turbidity be increased �ecause of the project activities? /0 5. Will your project require long term maintenance, i.e., bridge cleaning, highway salting, chemical Wrays for vegetation management, clearing of parking lots? D. VEGETATION 1. Will the project involve the removal of any vegetation from stream banks? 2. If any vegetation is removed, do you plan to replant? Enlikomnental Checklist EVALUATION FOR Page I I AGENCY USE NON-PROJECT SPECIFIC ACTIONS: Complete this section only ifyourproposal involves a non-project specific action such as a Comprehensive Plan Amendment, Zoning Code Amendment, area-wide rezone (City-wide or large sub-area),or other similar action: When answering these questions be aware of to what extent the proposal or the types of activities likely to result from the proposal would affect the item at a greater intensity or at a faster rate than if the proposal were not implemented. Respond briefly and in general terms. I. How would the proposal be likely to increase discharge to water; emissions to air; production, storage, or release of toxic or hazardous substances; .or production of noise? Ale d'a/r Proposed measures to avoid or reduce such increases: 2. How would the proposal be likely to affect plants, animals, fish, or marine life? A Proposed measures to protect or conserve plants, animals, fish, or marine life: 3. How would the proposal be likely to deplete energy or natural resources? A'�' 44",& Proposed measures to conserve energy and natural resources: 4. How would the proposal be likely to use or affect environmentally sens,itive areas or areas designated (or eligible or under study) for governmenta protection; such as parks, wilderness, wild and scenic rivers, threatened or endangered species habitat, historic or cultural sites, wetlands, floodplains, or prime farmlands? Proposed measures to protect such resources or to avoid or reduce impacts: 5. How would the proposal be likely to affect land and shoreline use, including whether it would allow or encourage land or shoreline uses incompatible with existing plans? 4//,-f Proposed measures to avoid or reduce shoreland and land use impacts: Enivi-ronmental Checklist EVALUATION FOR ',.,Page 12 AGENCY USE 6. Howwould the proposal be likelyto incre,�ise demands on transportation or public services and utilities? x A -7�"a,Y6 0,11 k rMr, 45Z6&, alMetwl- M 4$44, 9, re Proposed measures t reduce or respond to such demand(s): 7. Identify, if possible, whether the proposal may conflict with local, state, or federal laws or requirements for the protection of the environment. A/* 1,the undersigned,state that to the best of my knowledge,the above information is true and complete. It is understood that the lead agency may withdraw any declaration of nonsignificance that it might issue in reliance upon this checklist should there be any willful misrepresentation or willful lack of full disclosure on my part. SIGNED: DATE: 57 PHONE: Yy Vertical Diann, NA VD V t" "Of Horizontal Datum NAD 831 4 426 60�, Of,,� '4� �,,tJ t A 6 WIM 0�� 424 Feet r 1 :"j ,4k,, V- 1" 4 4r, 0 N�, -n A'714 422 429 49 / 1. K" N .............. lor 7- J 4-5 no- Mrs mal,is"t,we led to be-edasa 1,gald,.,mpfion. 7ldsouip1draiving isproduced by the City off'orl Angelesfi,,m vivit use andpritposes. Any mhei oise of1his map1drawing shall nof be the rexp,)imbility ofthe City Mal)Leciend -$350.00 in Fib g Fee: PORT ANGELES *Admin. $125.00 WAS HINGTON, U. S. A. CITY OF PORT ANGELES JUL 1 4_2008 ENVIRONMENTAL CHECKLIST I - �, I CITY OF PORT ANGELES Dept,of Community Development Purpose of Checklist The State Environmental Policy Act (SEPA), Chapter 43.21C RCW, requires all governmental agencies to consider the environmental impacts of a proposal before making decisions. An environmental impact statement (EIS) must be prepared for all proposals with probable significant adverse impacts on the quality of the environment. The purpose of this checklist is to provide information to help you and the agency identify impacts from your proposal (and to reduce or avoid impacts from the proposal, if it can be done)and to help the agency decide whether an EIS is required. Instructions for Applicants: -This environmental checklist asks you to describe some basic information about your proposal. Governmental agencies use this checklist to determine whether the environmental impacts of your proposal are significant, requiring preparation of an EIS. Answer the questions briefly, with the most precise information known, or give the best description you can. . You must answer each question accurately and carefully to the best of your knowledge. In most cases you should be able to answer the questions from your own observations or project plans without the need to hire experts. If you really do not know the answer, or if a question does not apply to your proposal, write "do not know" or"does not apply' (N/A). Complete answers to the questions now may avoid unnecessary delays later. Some questions ask about governmental regulations, such as Zoning, shoreline, and landmark designations, Answer these questions if�Lou can. If you have problems please ask the City Planning Division employees to assist you. The checklist questions apply to all parts of your proposal, even if you plan to do them over a period of time or on different parcels of land. Attach any additional information that will help describe your proposal or its environmental effects. BACKGROUND 1. Name of proposed project: A. Address or general location of site: -11011 Y�J, 141 2. Name, a(�Jress, apd phone, number olapplicant* dW"61 F Jbit, .645.W1 VlixOr ��Axvr/" oolla­xp_g,� er 3. Name, address and phone number of corltac�person if ot er than applicant: N/A 4. Date checklist prepared: -71101-rf 5. Agency requesting checklist: CITY OF PORT ANGELES 6. Proposed timing or schedule (including phasing, if applicable): A. What is the long term objective of this proposal? lymrl e"44� I 4te I, 5ovla, B. How does this projec! relate to long-term plans? 7 42 4 -,f, t. hnvironmeniai unecKast EVALUATION'F 0,R Page 2 AGENCY USE 7. Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? If yes, explain. 8. Lisi'any en.yiro,nmental information you know about that has been prepared, or will be prepared, clirectly­e48ted to this proposal: /y/ 9. Do You kh ow whether applications are pending for governmental approvals of other proposals directly affecting the property covered b ur proposal? If yes, explain. ;/1y; 10. List any government approvals or permits that will be needed for your proposal, if known. AO� 11. Give brief, complete description of your proposal, including the proposed uses and the size of the project and site. There are several questions later in this checklist that ask you to describe certain aspects of your proposal. You do not need to repeat those answers on this page. (Lead agencies may modify this form to include additional specific information on project description.) 5- r 7"ir lw:41�y alalohx W�-/ ��6 10;6r1y' ihJ swv- All,, il��Koad /-alkl 12. Location of the proposal. Give sufficient information for a person to understand the precise location of your proposed project, including a street address, if any, and section, township, and range, if known. If a proposal would occur over a range of area, provide the range or boundaries of the site(s). Provide a legal description, site plan, vicinity map, and topographic map, if reasonably available. While you should submit any plans required by the agency, you are not required to duplicate maps or detailed plans submitted with any permit applications related to this checklist. 4/97 A, MI 5-"� 5hTtl- PROJECT SPECIFIC ACTIONS: Complete this section if your proposal involves a project specific action such as a subdivision, new construction, a new or expanding business, a site specific rezone (not area- wide), a conditional use permit, a shoreline pert-nit, or similar action: ENVIRONMENT 1. Earth A Genera! descri,otion of the site (circle o-1%,--)-. Da t rolling, hilly, steep slopes, mountainous, other B. What is !I,,-- steearlest slope on t1he site percent slope)? Erivif9jimental Chccklist EVALUATION FOR 'Page 3 AGENCY USE C. What general types of soils are found on the site (for example, clay, sand, gravel, peat, muck)? If you know the classification of agricultural soils, specify them and note any prime farmland. I e&�MA4i'- le5l:h4'v D. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. 410 E. Describe the purpose, type, and approximate quantities of any Filling or grading proposed. Indicate source of fill: 1rM& F. Could erosion occur as a result of clearing, construction, or use? I f s o , generally describe. 410 G. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? H. Proposed measures to reduce or control erosion,or other impacts to the earth, if any: 2. Air A. What types of emissions to the air would result from the proposal (i.e., dust, automobile, odors, industrial wood smoke) during construction and when the project is completed? If any, generally describe and gi;7;roxi mate,quantities if known. B. Are there any off-site sources of emissions or odor that may affect your proposal? If so, generally describe. I A/ C. Proposed measures to reduce or control emissions or other impacts to air, if any: 411,f 3. Water A. Surface: i.) Is there any surface water body on or in the immediate vicinity of the site (including year-round and seasonal streams, saltwater, lakes, ponds, wetlands)? If yes, describe type and provide names. If appropriate, state what stream or river it flows into. ii.) Will the project require any work over, in, or adjacent to (within 200 feet) the described waters? If yes, please describe and attach available plans. A114 Pag 4 AGENCYUSE iii.) Estimate the amount of fill and dredge material that would be placed in or removed from surface water or wetlands and indicate the area of the site that would be affected. Indicate the source of fill material: iv.) Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities if known. IrA v.) Does the proposal lie within a 1 00-year floodplain? If so, note location on the site plan. A10 vi.) Does the proposal involve any discharges of waste materials to surface waters? If so, describe the type of waste and anticipated volume of discharge. A10 B. Ground: i.) Will ground water be withdrawn, or will water be discharged to ground water? Give general description, purpose, and approximate quantities if known. ,410 ii.) Describe waste material that will be discharged into the Ground from septic tanks or other sources, if any(for example: Domestic sewage; industrial, containing chemicals; agricultural wastes; etc.). Describe the general size of the system, the number of such systems, the number of houses to be served (if applicable), or the number of animals or humans the system(s) are expected'to serve. 11 Ale d476, Oil 65111 .570&r 4��1460XM C. Water Runoff (including storm water): i.) Describe the source of runoff (including storm water) and method of collection and disposal, if any (include quantities, if known). Where will this water flow? Will the water flow into other waters? If so, describe. 1ro i i.) Could waste materials enter ground or surface waters? If so, generally describe. X///f D. Proposed measures to reduce or control surface, ground, and runoff water impacts, if any: Ale", 4. Plants A. Check or circle the type of vegetation found on the site: deciduous tree: alder, maple, aspen, other evergreen tree: fir, cedar, pine, other shrubs grass pasture crop or grain vvet soil plants: cat!'ail, buttercup, bullrusl I, skunk cabbage, v,iatter plants: water lily, (:-�Oarass, milfoil, other _—Other types of vegetation Environmental Checklist EVALUATION FOR --Page 5 AGENCY USE B. What kind and amount of vegetation will be removed or altered? C. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any. 46w& 5. Animals A. Circle any birds and animals which have been observed on or near the site or are known to be on or near the site: I Birds: hawk, heron, eagle, songbirds, other Mammals: deer, bear, elk, beaver, other nvdewm) . Fish: bass, salmon, trout, herring, shellfish, other B. Threatened or endangered species known to be on or near the site. C. Is the site part of a migration route? If so, explain D. Proposed measures to preserve or enhance wildlife, if any. 6. Energy and Natural Resources A4;ve, A. What kinds of energy(electric, natural gas, oil, wood stove, solar)will be used to meet the completed project's energy needs? Describe whether it will be used for heating, manufacturing, etc. Alcckl� 14&t1_ B. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. C. What kinds of energy conservation features are included in the plans of this proposal? List other proposed measures to reduce or control energy impacts, if any. -49e I I al�dvA I y/d 7. Environmental Health A. Are there any environmental health hazards, including exposure to toxic chemicals, risk of fire and.explosion, spill, or hazardous waste, that could occur as a result of this proposal? If so, describe. Allw_ i) Describe special emergency services that might be required. ii) Proposed measures to reduce or control environmental health hazards, if any. B. Noise i) What types of noise exist in the area which may affect your projecf (for example: traffic, equipment, operation, other)? Awe, ii) What types and levels of noise would be created by or associated with the project on a short-term or a long-term basis (for example: traffic, construction, operation, other)? Indicate what hours noise would come from the site. 17 mr;t hnvironineniai unecmist EVALUATION, ,FG-R Page AGENCY USE iii) Proposed measures to reduce or control noise impacts, if any: 8. Land and Shoreline Use A. What rr nt use of the si1e and adjacent properties? B. Has the site been used for agriculture? If so, describe. C. Describe t t �s on the site. XO* a "i mq D. Will any structures be demolisheP If so, what? Vq/ 140-74,00 E. What is the curfeAt zoning classification of the site? I 5-71PBP F. What is the current Comorehensive Plan, designation of the site? (?Poyl�pue, G. What is the current Shoreline Master Prqqram designation of the site? H. Has any part of the site been classified as an"environmentally sensitive"area? If so, specify. A114- I. How many people would reside or work in the completed project? .,el, 6� J. Approximately how many people would the completed project displace? A4W, K. Proposed measures to avoid or reduce displacement impacts, if any: wlet L Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any: . V ,*vrh1d11 Oycoloh 'y ase, ot,� a, A* 7oPv- 9. Housing A. Approximately how many units would be,provided, if any? 5 Indicate whether high, middle, or low-income houping. 7/cv Al/V ;'Veaw1rmall) 06 4%d &I& oW14V1&14401mc, /fOaf,(/,J , B. Approximately how many units, if any, would be eliminated? I I ; Indicate whether high, middle or low-income ho 19�. Olyw-, Z1_Vy_ eb;,V";OO*tf4,,W , . 141'r- C. Proposed measures tofeduce or control housing imppcts, if any. 10. Aesthetics A. What is the tallest height of any proposed structure(s), not including antennas� what is the principal exterior building material(s) proposed? 141a 44d4ye_,- B. What views in the immediate vicinity would be alt9red or obstructed? 14///f C. Proposed measures to reduce or control aesthetic impacts, if any, 11, LJght and Glare W;I: 4 A. 1VVhat type of light or glare III Line proposal produce? What time of day would I it mainly occur? V Environmental Checklist EVALUATION FOR Tage 7 AGENCY USE B. Could light or glare from the finished project be a safety hazard or interfere with views? 4114- C. What existing off-site sources of light or glare may affect your proposal? D, Proposed measures to reduce or control light and glare impacts, if any. 12. Recreation A. What designated and informal recreational opportunities are in the immediate vicinity? W,01k11;J B. Would the proposed. project displace any existing recreational uses? If so, describe. Al� C. Proposed measures to duce or control impacts on recreation, including recreation opportunities to be provided by the project or applicant, if any. 13. Historic and Cultural Preservation A. Are there any places or objects listed on,or proposed for, national,state, or local preservation registers known to be on or next to the site? If so, generally describe: 40- B. Generally describe any landmarks or evidence of historic, archaeological, scientific, or cultural importa .)ice known to be on or next to the site. Al* - C. Proposed measures to reduce or control impacts, if any: 14. Transportation lrl.�- A. Identify public streets and highways serving the site and describe proposed access to the existing street syslem. �3how on site plans, if any. a4ld 12�/& B. Is site currently served by public transit? If not, what is the approximate distance to the nearest transit stop? Al�mt,,l � A1,oy4-& Av Z�414�r� C. How many parking spaces would the completed project have? How many would the project eliminate? "�aas D. Will the proposal require any new roads or streets, or improvements to existing roads or streets, not including driveways? If so, generally describe(indicate either public or private). E. Will the project use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe. /YO F. How many vehicular trips per day would be generated by the completed project? If known, indicate when peak volumes would occur. I/,* A�W&Mt, G. Proposed measures to reduce or control transportation impacts, if any. ?/0 7We////51� ez/ /�le tlQe Page 8 AGENCY USE 15. Public Services A. Would the project result in an increased need for public services (for example?: fire protection, police protection, health care, schools, other)? If so, generally describe. 10-IL B. Proposed measures to reduce or control direct impacts on public services, if any, A/If 16. Utilities ircle utilities currentli available at the site: electricity natural gas, water refuse service telephone. sanitary sewer septic system, other. B. Describe the utilities that are proposed for the project,the utility providing the service, and the general construction activiti 10 es on the site o[ in the yTimeqiate vicinit which might be needed. 17. Economics h� A. If the proposal will result in expansion of an existing business, please describe the nature of the expansion: (e.g_ additional land and/or buildings, new equipment, new employees). /y/If- B. If the proposal is the creation of a new business, please describe (e.g., re-use of an existing building and site, cpnstruction of a new building). A 111')f- I C. Describe if the proposal is the irst of its type in the community, or what the similar uses are. D. How many people will the proposal provide employment for at its completion and what types of jobs will be created (e.g., sales clerks, factory workers, etc.)? (Jobs created by the construction of the proposal should be reported separately.) 411414 1 E. Where will the materials,goods or services utilized by the proposal come from? 'Zoe'v t-"Ialovy F. Where will the goods or services produced by the proposal be utilized? G. Who will utilize the goods or se�/ices produced by the proposal? H. Will the proposal alter the tax assessments of the area? Enyironinental Checklist EVALUATION FOR "Page 9 AGENCY USE ENDANGERED SPECIES ACT (ESA) INFORMATION A. LISTED SPECIES If ESA listed species (salmon, trout, and chars, e.g. bull trout) are present or ever were present in the watershed where your project will be located, your project has the potential for affecting them, and you need to comply with the ESA. The questions in this section will help determine if the ESA listings will impact your project. Within the City of Port Angeles, the watershed is the Port Angeles Harbor. Are ESA listed salmonids currently present in the watershed in which your project will be: Yes X No Has there ever been an ESA listed salmonid stock present in this watershed: Yes X No Uncertain Please describe-Puget Sound Chinook Salmon, Strait of Juan de Fuca summer chum salmon, and bull trout are listed as threatened species in the Elwha River, Morse Creek, and the Strait of Juan cle Fuca including Port Angeles Harbor. [If you answered "Yes"to either of the above questions, you should complete the remainder of this section, If not, skip to Non Project Action Section Page 13] I. Nameofwatershed Port An-geles Regional Watershed (Elwha Morse). 2. Name of nearest waterbody V !�L// 3. What is the distance from this project to the nearest body of water? (Often a buffer between the project and a .stream can reduce the chance of a negative impact to fish.) cX75"' 4. What is the current land use between the project and the polentially affected water body (parking lot, farmland, etc.)? 1U1WWW4- 5. Is the project above a: natural permanent barrier(waterfall) natural temporary barrier (beaver pond); man made barrier (culvert, dam); other (explain) 6. If you checked any of the items listed in the above question #5, are there any resident salmonid populations above the blockage? Yes —No Don't know ox 7. What percent of the p��ject will be impervious surface (including pavement and roof area)? V B. FISH MIGRATION: The following questions will help determine if t1his project could interfere with miglration of adult and juvenile fish, (Both increases and diecreases to water flow can affect fish migration.). rL11V11L)1U11U11Ld1 IL-11MMISL t�VALUAIIUN J1(J.K Page J 0 AGENCY U§E 1 Does the project require the withdrawal of: Surface water? IVO Name of surface water body Ground water? Amount From where? Depth of well 2. Will any water be rerouted? ArA1-- 3. Will there be retention ponds? If yes, will this be an infiltration pond or a surface discharge to either a municipal storm water system or a surface water body? If a surface water discharge, name of waterbody 4. Will new roads be required? /JI�40L (Increased road mileage may affect the timing of water reaching a stream and may impact fish habitat.) 5. Are culverts proposed as part of the project? 41"e, 6. Will topography changes pffect the duration/direction of runoff flows? If yes, describe: 4 7. Will the project involve any reduc on of the floodway or floodplain by filling or other partial blockage of flows? If yes, how will the loss of flood storage be mitigated by your project? C. WATER QUALITY. 1. Do you know of any problems with water quality in any of the streams within this watershed? If so, describe 2. Will yo go roject reduce or increase shade along or over a waterbody? 3. Will the project increase nutrient loading or have the potential to increase nutrient loading or contaminants (fertilizers, other waste discharges, or runoff) to the waterbody? _ NIA- 4. Will turbidity be increased �ec'ause of the project activities? A 5. Will your project require long term maintenance, i.e., bridge cleaning, highway salting, chemical Wrays for vegetation management, clearing of parking lots? IVIA- 7 D. VEGETATION 1 . Will the project involve the rernoval of any vegetation from. stream banks? Al6w, 2, If any vegetation is removed, do you plan to replant? Eiwji�onmental Checklist EVALUATION FOR Tage I I AGENCY USE NON-PROJECT SPECIFIC ACTIONS: Complete this section only ifyourproposal involves a non-project specific action such as a Comprehensive Plan Amendment, Zoning Code Amendment, area-wide rezone (City-wide or large sub-area),or other similar action: When answering these questions be aware of to what extent the proposal or the types of activities likely to result from the proposal would affect the item at a greater intensity or at a faster rate than if the proposal were not implemented. Respond briefly and in general terms. I How would the proposal be likely to increase discharge to water; emissions to air; production, storage, or release of toxic or hazardous substances; .or production of noise? /0 Proposed measures to avoid or reduce such increases: 2. How would the proposal be likely to affect plants, animals, fish, or marine life? wig Proposed measures to protect or conserve plants, animals, fish, or marine life. 3. How would the proposal be likely to deplete energy or natural resources? A�l dwl& Proposed measures to conserve energy and natural resources: 4. How would the proposal be likely to use or affect environmentally sensitive areas or areas designated (or eligible or under study) for governmenta protection; such as parks, wilderness, wild and scenic rivers, threatened or endangered species habitat, historic or cultural sites, wetlands, floodplains, or prime farmlands? /010� Proposed measures to protect such resources or to avoid or reduce impacts: 5. How would the proposal be likely to affect land and shoreline use, including whether it would allow or encourage land or shoreline uses incompatible with existing plans? Proposed measures to avoid or reduce shoreland and land use impacts: fqXironmental Checklist EVALUATION FOR 'i.',-Page 12 AGENCY USE 6. How would the proposal be likely to incre demands on transportation IC or public services and utilities? Proposed measures to reduce or respond to such demand(s): 7. Identify, if possible, whether the proposal may conflict with local, state, or federal laws or requirements for the protection of the environment. A/* 1,the undersigned,state that to the best of my knowledge,the above information is true and complete. It is understood that the lead agency may withdraw any declaration of nonsignificance that it might issue in reliance upon this checklist should there be any willful misrepresentation or willf ul lack of fulldisclosure on my part. S I G N E D: DATE: PHONE: ST T I.8 8,J STATE OF WASHINGTON DEPARTMENT OF ECOLOGY PO Box 47775 Olympia, Washington 98504-7775 (360) 407-6 r c - DD AUG -2-20M August 11,2008 CITY OF PORT ANGELES bept.of Community Development Your address Ms. Sue Roberds,Planning Manager is in the City of Port Angeles Community and Economic Development Elwtta- PO Box 1150 Dungeness Port Angeles, WA 98362 watershed Dear Ms. Roberds: Thank you for the opportunity to comment on the optional determination of nonsignficance/notice of application for the Bussell-Duplex Remodeling project(CUP 08-03)located at 427 West 5th Street, as proposed by Jim Bussell. The Department of Ecology(Ecology)reviewed the environmental checklist and has the following comment(s): SOLED WASTE &FINANCIAL ASSISTANCE: Anya Caudill(360)407-6084 Please consider the use of low-toxic building products and finishes, and incorporating building materials that have been salvaged or are made from recycled materials to the greatest extent possible in the project. You may also visit Ecology's Green Building website for information on green building materials and technologies at: htlp://www.ecy.wa.gov/prop,rams/swfa/p,reenbuilding�index.html. For green home remodel ideas, please see Green Home Remodel Guides available at the link above. Property owners, developers, and contractors are encouraged to recycle all possible leftover construction, demolition, and land clearing(CDL)materials and reduce waste generated. Recycling construction debris is often less expensive than landfill disposal. Please call Ecology's 1-800- RECYCLE hotline for facilities in the area that will accept your CDL materials for reuse or recycling. Ecology's comments are based upon information provided by the lead agency. As such,they do not constitute an exhaustive list of the various authorizations that must be obtained or legal requirements that must be fulfilled in order to carry out the proposed action. If you have any questions or would like to respond to these comments please contact the appropriate reviewing staff listed above. Department of Ecology Southwest Regional Office (SM: 08-5492) cc: Anya Caudill, SW&FAP Jim Bussell(Applicant) ILA CITY OF PORT ANGELES 321 East Fifth Street Port Angeles, WA 98362 .NOTICE OF DECISION NOTICE IS HEREBY GIVEN that on September 10, 2008, the Port Angeles Planning Commission took the following actions: 1 RECOMMENDED APPROVAL of a shoreline substantial development conditional use permit to allow a mix of commercial non water oriented or water dependent uses within an existing structure in the shoreline. The site is located at 115 East Railroad Avenue in the Central Business District. The State Department of Ecology is responsible for the final decisions of conditional uses within the shoreline area; and ,,��APPROVED a conditional use permit to allow an accessory residential unit to be established at 427 West 5 th Street. For further information, please contact Sue Roberds, Planning Manager, Department of Community & Economic Development, 321 East Fifth Street, Port Angeles, Washington, (360) 417-4750. Pub: 9/25/08 OR N GELES 7!�* W A S H I N GTO N, U. S. A. CITY MANAGER'S OFFICE .3" ?h- August 29, 2008 Z s Mr. James Bussell 175 Diamond View Drive Port Angeles, WA 98362 al� 1�1�. g", R, -03 RE: Conditional Use Pem CUP 08 27 W. 5"' Street - Port An eles, WA 4 9 Dear Mr. Bussell: ............ ..... ing -iow, following a public hearing conducted on August 28, 2008, the City's Planni As you ki Commiss, d a conditional use permit to allow an accessory residential unit to be ion approve developed at 427 W. 5th Street, subject to two conditions as follows: MR Conditions: 31 -ieters are required for each dwelling unit. Addressing for i'2" a e I I. Separate lectrical ri .... ....... A, iall be clearly identified as 427 and 4271/2 'West 5th Street. gR1111 J I h each dwelling unit 91 east six (6) inches in height and readily visible from the 1, Address numbers must be at 1. -background. street and of contrasting color from theit t each Jd 2. Two (2) off-s reet parking spaces are required f6i re.s ential dwelling unit for a total of four (4) spaces. Driveway and site access shalli be constructed to 61 -s and Utilities Standards. Public Work The building permit that you submitted may now be issued subject to the above noted conditions. If you have any questions about the peniiitting process, please don,'t hesitate to contact this office. W. Sincerely, Sue Roberds -iager Planning Mai cc: Public Works and Utilities' 0,�l N ng"';, ME, N4 M Z—J& -0217 �q ,4 321 EAST FIFTH STREET P. 0. BOX 1 150 PORT ANGELES, WA 98362 t PHONE: . 360-4,1,7-4500 FAX: 360-4,17-45,Q9 'TTY: .31.60-4i7-464.5 E-MAIL: dtyrngrCa)ci1:yofpa.us Planning Commission Minutes August 28,2008 Page 2 CONDITIONAL USE PERMIT — CUP 08-03 — BUSSELL, 427 West Fifth Street: Request for an accessory residential unit (ARU) in the RS-7 Residential Single Family zone. (Public hearing continued from August 13, 2008.) Assistant Planner Scott Johns reviewed the staff report recommending approval of the conditional use permit with conditions, and responded to brief questions from the Commission. Mr. Johns noted that the current property owner did not know that the single family structure had been converted without the benefit of appropriate permits. When he learned of the discrepancy, he applied for the necessary permits to legalize the conversion, beginning with the conditional use permit. Chair Matthews opened the public hearing. Jim Bussell, 175 Diamond View Drive, Port Angeles, WA confirmed that he did not realize that the structure had not been legally converted when he purchased the property several years ago. The site has served as a two residency use for at least twenty years, and he would like to obtain the necessary permits to legalize the situation. Current plans are to separate the electric service and upgrade the interior to maintain the units in a reasonable manner. No exterior or access changes are planned. There being no further testimony, Chair Matthews closed the public hearing. Commissioner Beier moved to approve the conditional use permit citing the following conditions, findings, and conclusions: Conditions: I. Separate electrical meters are required for each dwelling unit. Addressing for each dwelling unit shall be clearly identified as 427 and 4271/2West 5th Street. Address numbers must be at least six (6) inches in height and readily visible from the street and of contrasting color from their background. 2. Two (2) off-street parking spaces are required for each residential dwelling unit for a total of four(4) spaces. Driveway and site access shall be constructed to the City's Urban Services and Standards Guidelines. Findings: Based on the information provided in the Community and Economic Development Staff Report for CUP 08-03 dated August 13, 2008, 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: Planning Commission Minutes August 28,2008 Page 3 1. 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. 2. Jim Bussell submitted a conditional use permit application for an accessory residential unit on July 14, 2008. The applicant owns the subject property. 3. The proposed site is legally described as Lot 14, Block 185 of the Townsite of Port Angeles, is located at 427 W. 5th Street, and contains 7,000 square feet in area. 4. The site is zoned Residential Single Family(RS-7) and Public Buildings and Parks (PBP). 5. The City's Comprehensive Plan was reviewed for consistency with the proposal. The Comprehensive Plan Land Use Map designates the site as Open Space. Adjacent designations are Low Density Residential. The site is located in the City's North Central Planning Area. The subject site is located on the north side of W. 5 th Street east of Pine Street. Development in the neighborhood includes predominately single family residential uses. The nearest multi-family use can be found at the intersection of W. 8th and Cedar Street, 1,500 feet north of the site. 6. 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. 7. The site has operated as an unpermitted duplex for several years with no complaints. When the current property owner was made aware of this fact, he chose to correct the irregularity. 8. Site access must comply with the City's Urban Services and Standards Guidelines. 9. Notification of the proposed action and conditional use permit application was placed in the Peninsula Daily News on July 25, 2008. Public notice was mailed to property owners within 300 feet of the subject property on July 21, 2008. The site was posted on July 21, 2008. No comments were received as a result of the public notice period. 10. A Determination of Non-Significance was issued for this proposed action on August 6, 2008. 11. The Planning Commission conducted a public hearing on the proposal at the August 13, 2008, regular meeting. Planning Commission Minutes August 28,2008 Page 4 Conclusions: Based on the information provided in the Department of Community and Economic Development Staff Report for CUP 08-03 dated August 13, 2008, 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 Goal A and Policy A.2 and C.2, Housing Element Goal A and Policies A.6 and B.6, and Transportation Element Policy B.14. 2. The proposal is consistent with requirements for approval of a conditional use permit as specified in PAMC 17.96.050 and with PAMC 17.10.040 with regard to development standards of the RS-7 zone for the development of Accessory Residential Units identified in 17.10.040(A) PAJ\4C. 3. Conversion of the structure to an accessory residential unit will not negatively impact the surrounding neighborhood as no change in development is anticipated from what has existed for over 20 years. 4. As conditioned, the proposal is consistent with PAMC Chapter 14.40 (Parking Ordinance). 5. The use is in the public interest as it allows for a variety of housing opportunities, as prescribed in the Comprehensive Plan and zoning ordinance. 6. The City's responsibility under the State Environmental Policy Act in review of the proposal has been satisfied. 7. Commissioner Boyle seconded the motion, which passed 6—0. 0 NGELES ASH INGTON, U. S. A. COMMUNITY& ECONomic DEVELOPMENT DEPARTMENT TO: Planning Commission FROM: Scott K. Johns DATE: August 13, 2008 RE: Conditional Use Permit- CUP 08-03 APPLICANT: Jim Bussell OWNER: Same LOCATION: 427 W. 5th Street, Port Angeles REQUEST: Accessory Residential Unit in an RS-7 Residential Single Family/PBP Public Buildings and Park zoned lot. RECOMMENDATION The Planning Division recommends that the Planning Commission approve CUP 08-03 with 2 conditions, citing I I findings, and 6 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 5 th Street between Pine Street and the Valley Creek Ravine. Nearby lots vary in size and dimension. The subject site measures 140' in depth by 50' in width and is approximately 7,000 square feet in area. The site is adjacent to the Valley Creek ravine, which is an environmentally sensitive area. The site is accessed from 5 th Street, which is an improved local access street and the 4/5 alley. The site is nearly level. The application and site maps are attached as Attachment C. The site is zoned RS-7, with a small portion on the east side being zoned Public Buildings and Parks PBP. Development in the area predominately consists of single family residential structures. The RS-7 zone is primarily single family residential and accessory residential units are allowable as a conditional use in RS-7 zone. Other zoning adjacent to the site includes Public Buildings and Parks (the Valley Creek ravine) and Industrial Light IL at the base of the Valley Creek ravine. The nearest multi-family use is located to the south of the site at the intersection of 8 th and Cedar Street. One other ARU has been permitted in the vicinity of this proposal. Conditional Use Permit CUP 08-04kssell August 13,2008 Page 2 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 1. There is an existing concrete depressed curb on 5 th Street. The project will require the installation of a concrete driveway apron per city standards. 2. Four (4) off street parking spaces will be required, two per unit. A plan for the off-street parking shall be submitted to Public Works and Utilities Department prior to issuance of building permits. 3. Separate water and electrical meters are required for each unit. The Building Division of DCED 1. A building permit is required for the construction. Construction will be per IRC requirements. PUBLIC COMMENT Notification of the proposed action was placed in the Peninsula Daily News on July 25, 2008, posted on the site on July 21, 2008, and mailed to property owners within 300 feet of the subject property on July 21, 2008. No comments were received during the public comment period for the proposal that ended August 5, 2008. Comprehensive Plan The Comprehensive Plan establishes the long range goals and policies of the City. Any project proposed in the City must be consistent with the goals and policies of the Comprehensive Plan. The Comprehensive Plan Land Use Map identifies the site as being in the North Central Planning Area and designates the site as being Low Density Residential. The Comprehensive Plan's policies have been reviewed with regard to the proposed application and the policies identified in Attachment B to this staff report are found to be the most relevant to the proposal. Single family and multi-family residences are legitimate components of district development. The proposal would allow for a density that is in compliance with low density residential areas. Zoning Ordinance The Zoning Ordinance is the primary implementing ordinance for the Comprehensive Plan. It establishes what types of uses are permitted in specific zones, definitions of uses, and minimum design standards for such uses. Like the Comprehensive Plan, any project proposed in the City must be consistent with the regulations of the zone in which it is located. The Zoning Map identifies the subject property as RS-7 Residential Single Family and PBP Public Building and Parks. Surrounding properties are predominately zoned RS-7 Residential Single Family with some nearby Public Building and Parks zoning (Valley Creek ravine) and IL Industrial Light along Valley Street. Specific sections applicable to accessory residential development in the RS-7 are listed in Attachment B for reference. STAFF ANALYSIS As indicated in the table below the front and side setbacks do not conform to present day regulations. The house has been in existence for many years and previously existed as an unpermitted duplex. Conditional Use Permit CUP 08-Jessell August 13,2008 Page 3 Earlier this year the owner approached the city to upgrade the electrical system, however, no conditional use had been granted for the use as a duplex on the property. Due to the 7,000 sq. ft. lot size the site would not qualify for a Conditional Use permit required to continue the use as a duplex. The applicant is proposing alterations to the second unit to meet the area standards required for an accessory residential unit. At this time no exterior addition to the structure is proposed so the setbacks and site coverage are will remain pre-existing/non-conforming. Section 17.10.050 PAMC Required Existing/proposed RS-7 Residential Single Family Minimum lot area 7,000 sq. ft. 7,000 sq. ft. Minimum lot width 50' 50' Minimum setbacks - Front/Rear 20' IT/45' Minimum side setbacks 7� Y/20' Total building foot print 2,100 sq. ft. maximum 1,560 sq. ft. Maximum lot coverage 30% 122% Per PAMC 17.11.040(A), an accessory residential unit (ARU) requires a conditional use permit when proposed in a residential single family zone. An ARU may be no larger than 50%the size of the primary unit. The total livable area of the house is approximately 2,544 square feet. The proposed accessory residential unit consists of a 840 sq. ft. dwelling unit on the first floor of the existing house. The primary single family residence is 1,704 sq. ft. split between the first and second floor of the building. The.ARU is 33% of the primary single family residence or less than 50%the size of the primary residence. Separate utility connections for water and electrical will be required as a condition of approval. PAMC 14.40.060(D) requires 2 off-street parking spaces for each residential unit for a total of 4 off- street parking spaces. The site plan has denoted five parking spaces on the property as well as a single car garage in order to satisfy this requirement for a minimum of four (4) off street parking spaces. Public Works and Utilities Department is requiring the applicant to submit a detailed parking plan prior to issuing building permits and is requiring that the driveway apron on 5'h Street be improved to city standards. The proposal as conditioned is consistent with the relevant sections of the Port Angeles Municipal Code and the Comprehensive Plan. Building Statistics Single Family Residence 1,704 sq. ft. Accessory Residential Unit 840 sq. ft. Total Living Space 2,544 sq. ft. Garage 288 sq. ft. ARU % of primary residence livable area 49% STATE ENVIRONMENTAL POLICY ACT (SEPA) REVIEW AND COMPLIANCE A Determination of Non-Significance was issued by the City's Responsible Official on August 6, 2008, with regard to the proposal. This satisfies the City's responsibility under the State Environmental Policy Act (SEPA). Conditional Use Permit CUP 08-001ssell August 13,2008 Page 4 Attachments: A-Conditions,Findings,and Conclusions B-Zoning Ordinance,Comprehensive Plan,and Other Municipal Code References C—Application, site plan, floor plans,and map T:\CUP\2008\08-03 Bussell\08 03 Bussell staff report.doc Conditional Use Permit CUP 08Assell 0 August 13,2008 Page 5 ATTACHMENT A CONDITIONS, FINDINGS,AND CONCLUSIONS IN SUPPORT OF CUP 08-03 Conditions: I Separate electrical meters are required for each dwelling unit. Addressing for each dwelling unit shall be clearly identified as 427 and 427V2 West 5th Street. Address numbers must be at least six (6) inches in height and readily visible from the street and of contrasting color from their background. 2. Two (2) off-street parking spaces are required for each residential dwelling unit for a total of four (4) spaces. Driveway and site access shall be constructed to Public Works and Utilities Standards. Findings: Based on the information provided in the Community and Economic Development Staff Report for CUP 08-03 dated August 13, 2008, 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. 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. 2. Jim Bussell submitted a Conditional Use Permit application for an accessory residential unit on July 14, 2008. The applicant owns the subject property, 3. The proposed site is legally described as Lot 14 Block 185 of the Townsite of Port Angeles and is located at 427 W. 5 th Street. 4. The site is zoned Residential Single Family (RS-7) and Public Buildings and Parks (PBP) and is 7,000 sq. ft. in area. 5. The City's Comprehensive Plan was reviewed for consistency with the proposal. The Comprehensive Plan Land Use Map designates the site as Open Space. Adjacent designations are Low Density Residential. The site is located in the City's North Central Planning Area. The subject site is located on the north side of W. 5 1h Street east of Pine Street. Development in the neighborhood includes predominately single family residential uses. The nearest multi- family use can be found at the intersection of W. 8 1h and Cedar Street, 1,500 feet north of the site. Conditional Use Permit CUP 08-09ussell August 13,2008 Page 6 6. 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. 7. The site has operated as an unpermitted duplex for several years with no complaints. When the current property owner was made aware of this fact, he chose to correct the irregularity. 8. Site access must comply with Public Works and Utilities Standards. 9. Notification of the proposed action and conditional use permit application was placed in the Peninsula Dail News on July 25, 2008. Public notice was mailed to property owners within Y 300 feet of the subject property on July 21, 2008. The site was posted on July 21, 2008. No comments were received as a result of the public notice period. 10. A Determination of Non-Significance was issued for this proposed action on August 6, 2008. 11. The Planning Commission conducted a public hearing on the proposal at the August 13, 2008, regular meeting. Conclusions: Based on the information provided in the Department of Community and Economic Development Staff Report for CUP 08-03 dated August 13, 2008, 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 Goal A and Policy A.2 and C.2, Housing Element Goal A and Policies A.6 and B.6, and Transportation Element Policy B.14. 2. The proposal is consistent with requirements for approval of a conditional use permit as specified in PAMC 17.96.050 and with PAMC 17.10.040 with regard to development standards of the RS-7 zone for the development of Accessory Residential Units identified in 17.10.040(A) PAMC. 3. Conversion of the second unit from a duplex to an accessory residential unit will not negatively impact the surrounding neighborhood as no change in development is anticipated from what has existed for over 20 years. 4. As conditioned, the proposal is consistent with PAMC Chapter 14.40 (Parking Ordinance). 5. The use is in the public interest as it allows for a variety of housing opportunities, as prescribed in the Comprehensive Plan and zoning ordinance. 6. The City's responsibility under the State Environmental Policy Act in review of the proposal has been satisfied. Conditional Use Permit CUP 08-6tussell August 13,2008 Page 7 ATTACHMENT B COMPREHENSIVE PLAN AND ZONING ORDINANCE INFORMATION COMPREHENSIVE PLAN Residential Land Use Element Goal A. To guide current and future development within the City in a manner that provides certainty to its citizens about future land use and the flexibility necessary to meet the challenges and opportunities of the future. 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 Goal A. To improve the variety, quality, availability, and attainability of housing opportunities in the City of Port Angeles. 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. Transportation Element Policy B 14: Off-street parking should be sufficient and accessible within business and residential areas to ensure that the traffic flow of the street is not impaired. ZONING 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 primarily as Residential Single Family (RS-7) with as narrow portion of Public Buildings and Parks PBP. 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 Conditional Use Permit CUP 08-Sussell August 13,2008 Page 8 which are compatible with andjunctionally related to a singlejamily residential environment may also be located in this zone" 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 primary single family residential use), and is located on the same zoning lot as the single family residence. An accessory residential unit is served by water and electrical service that is separate from the primary residential service and has a separate address." PAMC Section 17.08.025(J) defines a dwelling unit as "one or more rooms which are 'arranged, designed, or used as living quarters for one family only. Individual bathrooms are not necessarily provided, but complete single kitchen facilities, permanently installed, shall always be included for each dwelling unit." PAMC Section 17.08.040(A) establishes that accessory residential units are permitted in the RS-7 zone by conditional use permit. PAMC 17.96.050 Conditional Use Permit specifies procedures for the review and processing of conditional use permit applications, as follows: 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. 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. 4th St. 4th/5th Alley U) -ITi L Legend parcel selection Street edge Building LLIL parce, 5th St. ZO A-Ul" 14 J-15 A', Af 4 �"'7 17, Yiz TT, ,Z IF tot ........... AN "ZI/-14/ -.-- ,ORT ANGELES P .4, JL Fra W A S H I N G T 0 N, U. S. A. DEPARTMENT OF COMMUNITY & ECONOM]c DEVELOPMENT Date: July 22, 2008 To: \.-Ti�eiiia FLinston, Public Works and Utilities Ken Dubuc, Fire Department From: Sue Roberds, Planning Manager Subject: Conditional Use Permit- CUP 08-03 Bussell - 427 W. 5"' Street Please review the attached conditional use permit for an accessory residential unit (ARU) for issues pertinent to your department and forward your comments or conditions to this Department no later than July 29, 2008. Thaii1c you! 614e,ue, WOWS AAd- u-r'l L-'t T'I U7, EV5T Conere--re- bepe'60-sse'b CURB W)L-1�' --R e�l I COnO-f9e, dy Lv Q-w Xf (or -f>ey," aq-j -sp�e,r a-.4 EJ e�f, a+vd- waA� ry-)@4 eY5 D Y^ PaM U,n i ?V, 0 V )'�> �—:7 L-A-v� P— 0 'FrPt----T Fax I nc� ki� VN, x q) 433 422' 429 427 IN, ............ ............... .......... ........ ................. VNI* .................... ................. 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L A -e13 6-&6�d�' OUP 06-0 ............ ?�ge From: Ken Dubuc To: Sue Roberds Date: 7/23/2008 3:39 PIM Subject: CUP 08-03 Sue, The Fire Department has reviewed CUP 08-03 for Bussell and we have no comments or objections. Thanks, Ken Dubuc, Fire Marshal P Or R-,,T NGELES1 -1-11111: A- WASH INGTON, U. S. A. ........... DEPARTMENT OF COMMUNITY & ECONOMic DEVELOPMENT Date: July 22, 2008 To: Trenia Funston, Public Works and Utilities Ken Dubuc, Fire Department From: Sue Roberds,Planning Manager Subject: Conditional Use Permit- CUP 08-03 Bussell - 427 W. 5" Street Please review the attached conditional use permit for an accessory residential unit (ARU) for issues pertinent to your department and forward your comments or conditions to this Department no later than July 29, 2008. Thank you! CITY OF RT NGELES IP A, ........... ............. WAS HI N G T 0 N, U. S. A. July 22, 2008 MEMO To: Department of Ecology, SEPA Division From: Sue Roberds, Planning Manager DEPARTMENT OF COMMUNITY Subj: Conditional Use Permit- CUP 08-03 DEVELOPMENT BUSSELL-427 W. 5" Street Mark Madsen Enclosed you will find a notice of development application in association with a Director conditional use permit to allow an accessory residential unit in the City's residential 417-4501 zone.The application materials are being forwarded to you for review during the public Sue Roberds, comment period per WAC 197-11-355. The City will not issue a threshold Planning Manager determination until after the comment period which will end on August 11, 2008.This 417-4750 may be your only opportunity to comment on potential impacts of the application. Nathan West Written comments must be received by the CityDepartment of Community&Economic Principle Planner 417-4751 Development, P.O. Box 1150,Port Angeles, Washington, 98362,no later than_AUjust 5, 2008. Please don't hesitate to contact this department if you have any questions. Scott Johns Associate Planner Thank you. 417-4752 Daniel Bialzik Assistant Planner 417-4804 Sue Roberds, W�ning Manager Jim Lierly Enclosures Building Inspector 417-4816 Permit Technician 417-4712 Patrick Bartholick Permit Technician 417-4815 CITY OF PORT ANGELES NOTICE OF MAILING R 15 SUE ROBERDS, state that on tV�L-day of 2008� 1 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 the front lobby bulletin board in the main lobby of City Hall. AFFI�NT Subscribed to me this -day of 2008. NOTARY PUBLIC for the State of Washington, residing in Port Angeles T/forrns/affidav itmaj I i n g CITY OF PORT ANGELES NOTICE OF POSTING RE: 1 PATRICK BARTHOLICK, state that on thc>Jr day of 2008, 1 posted said notice, a true copy of which is hereto attached and maAart hereof pursuant to Section 17.96.140 of the Port Angeles Municipal Code, on the property proposed for a land use action. (-4FIANT Subscribed to me this day of 2008. S R 0,9 �\N IN. .......... NOTARY PUBLIC f4rthe State of Washington, residig in Port Angeles EXP-02-24-2012.-* Z S7 A% 1J8L%C1 e. 0 % OP T/forms/affidavitpostingpat 57 -y4 C67/ 413g Af WC41 AvAax a9 4 xeszb�ttwl Xllc�>-e7l cx/,;Z, 3406 S ?41 PARCEL# FIRST NAME LAST NAME ADDRESS CITY ST ZIP '063000008400 CARL RECTOR 408 S PINE ST PORT ANGELES WA 98362-fiftlfjt 063000008405 MISTY LARSEN 508 W 4TH ST PORT ANGELES WA 98362 063000008485 DAVID J ROBERTS 426 BRAVO RD PORT ANGELES WA 98362 063000008490 FAITH MICHAELIS 501 W 5TH ST PORT ANGELES WA 98362 063000008500 CITY OF PORT ANGELES PO BOX 1150 PORT ANGELES WA 98362 063000008510 DORN CAREY 422 W 4TH ST PORT ANGELES WA 98362 063000008515 TYLER/KELLY JONES 424 W 4TH ST PORT ANGELES WA 98362 063000008520 CHARLES/GISELA SIMONS 426 W 4TH ST PORT ANGELES WA 98362 063000008525 ASTRA SESTRAP/LARS STEINBERG 432 W 4TH ST PORT ANGELES WA 98362 063000008530 JAMES/JOYCE GREGORY 5419 CASA GRANDE AVENUE ROCKLIN CA 95677 063000008535 PHILLIP HILL 411 S PINE ST PORT ANGELES WA 98362 063000008540 COLETTE SCHLINKMANN 417 S PINE ST, PORT ANGELES WA 98362 063000008545 DARCY/BRENT STEFFENS 433 W 5TH ST PORT ANGELES WA 98362 063000008550 JAMES REICK 429 W 5TH ST PORT ANGELES WA 98362 063000008555 JAMES BUSSELL 175 DIAMOND VIEW DR PORT ANGELES WA 98363 063000008560 JAMES&LEONARD L DEMPSEY JT 693 BENSON RD PORT ANGELES WA 98363 063000008565 CITY OF PORT ANGELES PO BOX 1150 PORT ANGELES WA 98362 063000008570 CLEVENGER ROAD CO PO BOX 669 PORT ANGELES WA 98362 063000007345 JOSEPH OAKES/AMY ANSELMO 1117 W 16TH ST PORT ANGELES WA 98363 063000007350 EDWARD E/JUDY LAWSON 429 W 4TH ST PORT ANGELES WIA 98362 063000007355 DWIGHT KIRSCH 423 W 4TH ST PORT ANGELES WA 98362 063000007360 DWIGHT KIRSCH 423 W 4TH ST PORT ANGELES WA 98362 063000007365 CITY OF PORT ANGELES PO BOX 1150 PORT ANGELES WA 98362 063000007370 JOHN CHIASSON 306 S VALLEY ST PORT ANGELES WA 98362 063000009400 WILLIAM CLEVENGER/JOHN GRAY UX PO BOX 610 PORT ANGELES WA 98362 063000009405 CITY OF PORT ANGELES PO BOX 1150 PORT ANGELES WA 98362 063000009408 ROBERT W/KRISTINA M LAWRENCE 430 W 5TH ST PORT ANGELES WA 98362 063000009416 ROBERT W/KRISTINA M LAWRENCE 430 W 5TH ST PORT ANGELES WA 98362 063000009424 MICHAEL/K.L. YEAGER 434 W 5TH ST PORT ANGELES WA 98362 063000009432 LUCILE HARRISON 934 W 13TH ST PORT ANGELES WA 98363 063000009440 ARTHUR JUDD-TRST 439 W 6TH ST PORT ANGELES WA 98362 063000009448 GOLDEN DREAMS PROPERTIES INC 81 WEST STREET SEQUIM WA 98382 063000009464 MICHAEUJOANNE GURLING PO BOX 2404 FORKS WA 98331 063000009472 MICHAEL/JOANNE GURLING PO BOX 2404 FORKS WA 98331 063000009480 WILLIAM WILSON 514 S VALLEY ST PORT ANGELES WA 98362 063000009500 BRANDO SCOTT BLORE 504 W 5TH ST PORT ANGELES WA 98362 CITY OF PORT ANGELES PUBLIC NOTICE OF DEVELOPMENT APPLICATION AND PUBLIC HEARING NOTICE IS HEREBY GIVEN that on July 14, 2008, the City of Port Angeles received an application for a conditional use permit to allow the development of an ACCESSORY RESIDENTIAL UNIT in the RS-7 Residential Single Family zone. The application was determined to be complete on July 21, 2008. Written comments regarding the proposed action must be received by the City no later than-August 5, 2008, in order to be included in the staff report. Additional comment will be accepted at the public hearing that will be conducted by the PORT ANGELES PLANNING COMMISSION on AUGUST 13, 2008, 6 p.m., City Hall. Interested parties are encouraged to comment on the proposal and may request a copy of the decision once it's been made. Information may be reviewed at the City Department of Community & Economic Development, City Hall, 321 East Fifth Street, Port Angeles. City Hall is accessible to persons with disabilities. Interested parties are invited to attend the meeting. STATE ENVIRONMENTAL POLICY ACT: It is anticipated that a determination of non significance (DNS) will be issued for the proposal following the required review period, which will expire on Augus 5, 2008, per WAC 197-11-355. APPLICANT: JIM BUSSELL LOCATION: 427 West 5 th Street For further information contact: Scott Johns, (360) 417-4752 PUB: 7/25/08 POST: 7/21/08 MAIL: 7/21/08 T:\NOTICES\ComboPCpublichearing.wpd 6 Affidavit of Publication In the Superior Court of the State of Washington for ClallamArson County Peninsula Daily News___ CITY OF PORT ANGELES PUBLIC NOTICE OF DEVELOPMENT APPLICATION AND PUBLIC HEARING NOTICE IS HEREBY GIVEN that on Ju ly 14, 2008, the City of Port Angeles received an application for a condi- tional use permit to allow the cle elopment of an CITY OF PORT ANGELES ACCESSvORY RESIDENTIAL LEGAL ACCT/CITY CLERK UNIT in the RS-7 Residential Single Family zone. The PO BOX 1150 application was determined to be complete on July 21, PORT ANGELES, WA 98362-0217 2008. Written comments regarding the proposed action must be received by the City no later than August 5, 2008, in order to be included in the staff report. Additional comment will be Reference: 4900481 ac.cepted at the public hear- ing that will be conducted by 5005924 CITY OF PORT ANGELES the PORT ANGELES PLAN- NING COMMISSION on AUGUST 13, 2008, 6 p.m., City Hall. Interested parties are encouraged to comment on the proposal and may request a copy of the deci- sion once it's been made. Information may be reviewed at,the City Department of The undersigned being first duly sworn on oath, deposes and Commumty &I Economic says. Development,City Hall,321 East Fifth Street,Port Ange- That she/he is authorized to and does make this affidavit for and les. City Hall is accessible on behalf of Peninsula Daily News, a corporation, and that the to persons with disabilities. Interested parties are invit- following statements of fact are within her/his personal and ed to attend the meeting. STATE ENVIRONMENTAL actual knowledge. POLICY ACT: It is antici- That said corporation is the owner and publisher of the pated that a determination of non significance (DNS) Peninsula Daily News published in Clallam/Jefferson Counties, will be issued for the propos- and had been approved as a legal newspaper by order of the al following the required review period, which will Superior Court of said Clallam/Jefferson County of the State Of expire on August 5, 2008, per WAC 197-11-355. Washington. APPLICANT:JIM BLISSELL That the annexed is a true copy of a legal insertion as it was LOCATION: 427 West 5th Street published in regular issues (and not in the supplement form) of For further information con- said newspaper was regularly distributed to its subscribers tact: Scott Johns, (360) 417-4752 during all of said period. The publishing date cited is the last Pub:July 25,2008 day of publication. R 9, 1 Insertion in Pub INT on 7/25/08 0 1 A R 0 P U 93 zz� !Z:, 0 P VV PIS M00 -- -------------------------- ----------- Sworn to me on this 28th day of July 2008 NOTARYPUBUIC Notary Public in and the State ol Weshington residing in Port Anigeies. Peninsula DailyN'ews P.O. Box 1330 Pc-i AngeleS, WA 98362 ATTACHMENT C ne; r;;'e-- APPLICANT/OWNER INFORMATfON: JUL 14 2008 Applicant: F6L 1h &M��LES Address: 17b-ja u 1 0- Y114W Pr Daytime phone h: oment Applicant's representate(if o/ther than applicant): Address: Daytimephone#: Propei ty owner(if other than applicant): Address: Daytime phone#: PROPERTY INFORMATION: Streetaddress: 4�7 4, OMP g/ SPA" holtl-A0419-f I V Legal description: 1041-al#*.06.5 06OW 18-4,SSOOOO Zoning: Comprehensive Plan designation: Property dimensions: SO Ix Property area(total square feet): '7 Physical characteristics(i.e.,flat,sloped,vacant,developed,etc.): OAM100i V PROPOSED USE INFORMATION: Please describe the proposed conditional use: t�"Wm-h-W-A 4 &_IA16', /dM& V VIh5SP&Oj L707o oROW) cv�s&�� 1-441YI W.(74 5patf, 71M e-vzff� iwx-1166A�p 0 '4ekIaA phofo q) 5;& p1m - f!Lk� fL4(L '-NEW Number of employees: Hours of operation: Number of on-site parking spaces: Building area (total square feet of floor area for the proposed activity): 7��WV-ld_ 1z_'G' 0*51- '45�'x Z.F SIGNATURES: Applicant: �JlAf,- I certify that all ofthe above statements are true and complete to the best ofmy knowledge and acknowledge that wi�ful misrepresentation o information will terminate thispermit application. I have read this application in )f its entirety and understand that my submittal will be reviewedfor completeness. Iffound to be complete the application will be scheduledfor the next available Planning Commission meeting. -Ifnot complete, when requested information has been received the application will be scheduledfor the next available meeting. Date 71/0 /0 Signature 11 - — - I f & ow� Owner(if other than applicant): I am the owner of the subjectproperty identified herein and approve of this application. Signature Date For Staff Use Only: Permit No. Appl. complete Add. Info requested P I a,h C" 'Oki Cahi- YeJ6�)11/ zlo Al Ft� l'5+t-CkA— math' Zlil�j Slaa-,- (P- i,�64&) ZI 3�VijpCl- SOO?& W x ��/- gilOVY�4 27% 35 6-714D X;zf /8xly W 5-4- *Z 7 UcK #27yr. 64ewF- Parcel Lookup Page I of I Parcel Number 0630000085550000 Site Address: 427 W FIFTH ST PA Taxpayer: BUSSELL JAMES A 1,75 DIAMOND VIEW DR PORT ANGELES, WA 98363 Title Owner: BUSSELL JAMES A 175 DIAMOND VIEW DR PORT ANGELES, WA 98363 Description: LOT 14 13L 85 Value Summary: Note:Listed values do not reflect adjustments made for exemption programs such as Senior/Disabled or Current Use programs(except Commercial Forestland properties). Land Value: 62,500 Improvements Value: 121,575 Total Assessed Value: 184,075 Property Characteristics: Note:Use Code is for Assessor's purposes only.Contact the ap ,propriate planning or building departments for Zoning and allowable usage of property.. Use Code: 1200 RES-DUP-FOUR Land Size (acreage): .00 Note:Acreage is not listed for all properties in the Assessor's records.More information about land size. Tax Status: Taxable Tax Code Area:: 0010 Note:Zoning and zoning codes change constantly.Verify all zoning with the appropriate planning or building department. Building Characteristics: (Click on Bldg.#for more details.) # Bid-g.Type — Bldg. Style Total S.F. BID BA 01 Duplex One Story 1272 4 2 Tax History Sales History RM. http://apps.clallam.net/website/sitis_p.pgm?parcel=0630000085550000 04/16/2008 c 'r A KS 4 Vertical Datum NA YD& 411 Horizontal Datum NAD 83, 426 70 170ft 1 loft P , 432 tiv 424 Feet FM, j 4, 4�2-2 4 2- 4127 X N Ihis map is not intended to be used as a legal description. This majaldrtruving is produced by the City ofPort Angelesfor its own use andpurposes. Any other use ofthis map1drawing shall not he the responsibility ofthe City. Map Legend