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HomeMy WebLinkAboutPC Special Meeting Agenda Packet 09112024 SPECIAL MEETING AGENDA PLANNING COMMISSION September 11, 2024 6:00 - 8:00 PM Notice is hereby given that the Port Angeles Planning Commission will meet on Wednesday, September 11, 2024, starting at 6:00 p.m. in the City Council Chambers in City Hall located at 321 E. 5th Street, Port Angeles, WA. The purpose of this meeting is to make a decision on Façade and Sign Improvement Grant FSG 24-04 and make a recommendation to City Council on MCA 24-88. This meeting will be conducted as a hybrid meeting. In hybrid meetings, members of the public, Committee members, and City staff have the option to attend the meeting in person at City Hall or remotely through the Webex virtual meeting platform. For those planning to attend remotely, learn how to watch the meeting live and participate during the public comment period by visiting: https://www.cityofpa.us/984/Live-Virtual-Meetings. For audio only please call: 1-844-992-4726 Use access code: 2553 088 4516 Webinar password: PAPC20240911 (72722024 when dialing from a phone or video system) Once connected press *3 to raise your virtual hand, if you wish to make a comment or public testimony. You will be notified when it is your turn to speak. This access code will only work for the September 11, 2024 meeting. If you are joining the meeting through the Webex link and wish to make a comment or provide public testimony, please use the “raise your hand” feature in Webex. You will be notified when it is your turn to speak. Virtual Webex Meeting Link: https://cityofpa.webex.com/cityofpa/j.php?MTID=m65db76c1cd362b19d85a7ad30c3e3b15 The meeting is open to the public. I. CALL TO ORDER II. ROLL CALL III. PUBLIC COMMENT IV. APPROVAL OF MINUTES V. ACTION ITEMS/DISCUSSION ITEMS/PUBLIC HEARING 1. Action: Façade and Sign Improvement Grant FSG 24-04. Staff presentation on a façade grant proposal for 629 E Front Street - Olympic Place Apartments and Planning Commission decision on grant award. 2. Action: Municipal Code Amendment 24-88 Minor Deviation standards and procedure change. Staff presentation on amendments to Chapters 17.94 and 17.96 PAMC and Planning Commission recommendation to City Council. VI. STAFF UPDATES VII. SECOND PUBLIC COMMENT VIII. REPORTS OF COMMISSION MEMBERS IX. ADJOURNMENT TO: Planning Commission FROM: Chloe Bonsen, Associate Planner MEETING DATE: September 11, 2024 RE: Façade Grant Application for Business (FSG 24-04) APPLICANT: Christian Hampp, 1242 State St. Ste. 1, Maysville, WA 98270 OWNER: Same as Applicant LOCATION: 629 E Front St. Port Angeles, WA 98362 RECOMMENDATION: Staff recommends the facade grant award amount of $10,000.00 toward the replacement of siding, gutters, and stairs, landing and wheelchair ramp, and paint on the front facade facing E Front St. of the building located at 629 E Front St. Port Angeles, WA 98362 (FSG 24-04). PROJECT SUMMARY Christian Hampp is requesting funding for the replacement of siding, gutters, and stairs, landing and wheelchair ramp, and paint on the front facade facing E Front St. of the building located at 629 E Front St. Port Angeles, WA 98362 (Grant No. 24 -04). The applicant is requesting these funds as part of a larger effort to enhance the visual appeal and functionality of the property at 629 E Front Street, by addressing critical maintenance issues and aligning the building’s appearance with recent improvements made to neighboring structures. This investment will replace deteriorated siding, update damaged exterior features, and ensure that the property contributes positively to the community’s aesthetic and functional standards, thereby transforming it from a visual detractor into a valued community asset. A more in-depth description of the proposed work and its intended outcome can be found in “Attachment A” to this document. STAFF ANALYSIS The Community Façade and Sign Improvement Program was authorized by the City Council through the passing of ordinance #3476. This authorization is represented in Chapter 2.80 of the Port Angeles Municipal Code. The Program will provide a grant for funding of façade improvements that will enhance the physical appearance, accessibility, and overall value of individual buildings as well as the surrounding downtown area. In evaluating proposals for funding, Staff reviewed the “Evaluation criteria and prioritization” of Section 2.80.110: 1. Private contribution over and above the required match; 2024-09-11 PC Meeting Packet Pg. 1 Olympic Place Apartments, LLC. at 629 E Front St., No. 24-04 September 11, 2024 Page 2 Staff Analysis: Per the submitted budget, the applicant is requesting the maximum amount of $10,000 and will be providing $19,950.17 towards the project. The applicant is ready to begin work as soon as the grant approval process is complete. 2. Present condition of existing façade: Staff Analysis: As seen in Figure 1 and 2, the existing façade is in a state of deficiencies, with a clear evidence of water damage. The property is located in the CA, Commercial Arterial zone along the Highway 101 corridor and is highly visible to vehicular and foot traffic. The siding in its current condition clearly limits the visual appeal and functionality of the building. The Planning Commission previously provided a facade grant in 2021 (FSG 21-01) to assist with residing the neighboring apartment building located at 210 N Eunice Street. The neighboring building on the other (Western) side of the subject property, currently occupied by a framing business, has also undergone substantial facade improvements through a façade grant (FSG 16-12). Given the upgrades made to the neighboring buildings, there is a demonstrated benefit to the adjacent properties by turning this property from a sore spot to a community asset with an attractive visual appeal. 3. The buildings overall public visibility; Staff Analysis: The building is highly visible along the Front Street corridor. 4. Expected increase in assessed value of improvement; Staff Analysis: The improvements to the structure are extensive in order to accommodate for the change on neighboring parcels and will increase the assessed value of the structure. 5. Historic Preservation; Staff Analysis: City records for the structure date back to 1951. It is likely that the building predates historic designation requirements. Many changes have been made to the structure over that period of time that may disqualify it from state and national historic designation. Figure 2- South facade (E Front St), Eastern corner Figure 2- South facade (E Front St), Western corner 2024-09-11 PC Meeting Packet Pg. 2 Olympic Place Apartments, LLC. at 629 E Front St., No. 24-04 September 11, 2024 Page 3 6. Context in the block or neighborhood; Staff Analysis: The City of Port Angeles has generously provided a facade grant to help defray the substantial cost of re-siding the neighboring apartment building, 210 N Eunice St, in 2022. The neighboring building on the other (Western) side of the subject property, current ly occupied by a framing business, has also undergone substantial facade improvements. 7. Benefit partner projects on same block; Staff Analysis: As previously stated City of Port Angeles has generously provided a facade grant to help defray the substantial cost of re-siding the neighboring apartment building, 210 N Eunice St, in 2022. Figure 3 - View of neighboring building, 210 N Eunice St, on same property Figure 4 - View of neighboring building to the West, E Front St, not part of same property Figure 5 - Proposed Alteration visible by E Front St 2024-09-11 PC Meeting Packet Pg. 3 Olympic Place Apartments, LLC. at 629 E Front St., No. 24-04 September 11, 2024 Page 4 FINDINGS, CONDITIONS & CONCLUSIONS Staff determines the following findings conclusions and conditions based on review of the Program’s criteria: Findings 1. The Façade Grant (Application No. 24-04) was submitted by Olympic Place Apartments, LLC to the Department of Community and Economic Development on July 10, 2024. 2. The location of the work proposed is 629 E Front St. Port Angeles, WA 98362. 3. The project site is located within the CA, Commercial Arterial zone. 4. The grant request includes replacing all siding, house wrap, window trim, painting of siding and trim, installation of new gutter, and replacement of ramp, landing, and steps on the southern façade. 5. The application was reviewed by Planning Division Staff under the Façade and Sign Grant Program criteria, as included in Chapter 2.80 of the Port Angeles Municipal Code. 6. The applicant is requesting $10,000.00 toward façade improvements valued no more than $29,950.17. 7. The request will be heard by the Planning Commission at the regularly scheduled meeting September 11, 2024. Conclusions Based on the findings above, Staff makes the following conclusions: 1. Grant Application No. 24-04 is found to provide for façade improvements that will enhance the physical appearance and overall value of the Front corridor. 2. Grant Application No. 24-04 is found to meet the grant program’s criteria as included in Section 2.80.110 of the Port Angeles Municipal Code. 3. Therefore, Staff is recommending support of approval of the grant proposal with conditions of approval that outlines the requirements of the final award of funding. Conditions Based on Staff’s finding and conclusions, the following conditions are placed on this grant application approval: 1. Upon the date the Planning Commission’s approval, the applicant may proceed with the expenditures detailed in the application. 2. The applicant shall sign a grant contract with the City of Port Angeles for the reimbursement of a maximum amount of $10,000.00 for façade improvements. The applicant will be given 180 days to submit reimbursement of expenditures associated with the approved grant proposal as of the Planning Commission action. If progress on the project can be demonstrated, the applicant may request one 180-day extension of the contract. 2024-09-11 PC Meeting Packet Pg. 4 Olympic Place Apartments, LLC. at 629 E Front St., No. 24-04 September 11, 2024 Page 5 3. Prior to contract signature, signed letters from the proposal’s property owners granting consent to the mural work on their property shall be provided to the Planning Division. The letters should indicate the acceptance of the 5-year requirement to preserve the grant work (Per standard contract language). 4. The applicant shall submit invoices for total reimbursement with a coversheet detailing each invoice number, amount, and type of payment and not exceeding the awarded grant amount. Reimbursement by the City will occur within 30 days of submission. 5. Prior to reimbursement, the property must be available to Staff for a site visit on the property confirming the work was done according to the approved grant application. 6. A building permit shall be required and submitted to the Department of Community & Economic Development for any and all construction work beyond repair. 7. Any labor performed in association with the grant proposal over $2,000.00 must meet federal prevailing wage standards. ATTACHMENTS A. Application materials 2024-09-11 PC Meeting Packet Pg. 5 Page 1 Department of Community & Economic Development 321 E. 5th Street, Port Angeles, WA 98362 360.417.4750 | www.cityof pa.us | ced@cityofpa.us FSG PROGRAM OVERVIEW In 2009 the City Council authorized a Facade and Signage Improvement Program aimed at addressing ongoing concerns with the physical appearance of the downtown and commercial areas. The program was established using Community and Development Block Grant income to provide matching grants to business and property owners that wish to renovate, enhance, and improve highly visible buildings along core commercial corridors throughout the City. GRANT INFORMATION The program allows applicants to request up to: 1. $10,000 for facade improvement; and/or 2. $1,000 for signage improvements. Funding will be matched by 50 percent of total project cost up to the $10,000 and $1,000 maximum funding availability. For instance, a project requesting a $10,000 grant award will require a minimum $20,000 total project cost. *Permit costs are not available for use as an award or match. EVALUATION CRITERIA & PRIORITIZATION Unfortunately, funding for this program is limited and not all eligible proposals are guaranteed funding. Projects will be evaluated competitively by the Community and Economic Development staff based on the following criteria: 1.Private contribution over and above the required match 2.Present condition of existing facade or signage 3.The building’s overall public visibility (i.e., the building’s relationship to commercial streets, public parks, etc.) 4.Expected increase in assessed value of improvement 5.Historic preservation and/or rehabilitation 6.Support the character of the neighborhood and streetscape 7.Priority will be given to projects that benefit partner projects on same block INFORMATION & AWARD PACKET CONTENTS Prior to application to the Facade and Sign Improvement Program, Please carefully review the following pages: Page 1: Facade and Sign Improvement Program Overview Page 2: Program Eligibility - Is your project Eligible? Page 3: Summary of 3-Step Application Process - STEP 1 Page 4: Summary of 3-Step Application Process - STEPS 2 & 3 + Program Contact Information Page 5: Facade and Signage Grant Application Checklist Page 6: Facade and Signage Grant Application 201 FACADE & SIGN IMPROVEMENT PROGRAM GRANT INFORMATION & APPLICATION 2024-09-11 PC Meeting Packet Pg. 6 Page 2 IS YOUR PROJECT ELIGIBLE? ELIGIBILITY CRITERIA 1. Location: a property must be located in one of the following: Commercial Arterial (CA), Commercial Shopping District (CSD), Commercial Neighborhood (CN), Commercial Office (CO), and Commercial Business District (CBD) zones or be a conforming commercial use in a non-commercial zone. 2. The owner, for himself and his successors, shall agree to maintain improvements for a minimum of a five-year period. 3. The project shall increase taxable value of building and shall be considered new construction or be a project on property that is not subject to property tax but that does increase the valuation of surrounding property. 4. All funded activities must comply with federal, state and local laws pertaining to labor standards and payment of prevailing wages for contracted work. ELIGIBLE PROGRAM ITEMS The following shall be eligible for funding through the program: 1. Rehabilitation, reconstruction, or restoration to the exterior, streetside of a building facade 2. Glass, windows, doors, trim, and accessories that are part of the streetside facade 3. Signage 4. Awnings, canopies, fences, and landscaping features 5. Street grade entrances which contribute to activity along street edge 6. Professional architectural/design/contractor fees as deemed appropriate for eligible projects * Eligible projects must be for improvements to facades or signs and will require all applicable building and/or sign permits. Applicants are not eligible for both a facade and a sign grant in the same application cycle. * Improvements must conform to the City’s building and zoning codes (PAMC 14 & 17). * Sign projects must conform to the City of Port Angeles’ Sign Ordinance (PAMC 14.36). INELIGIBLE PROGRAM ITEMS The following shall not be eligible for funding through the program: 1. Interior improvements 2. Roof repairs 3. Non-street facing entrances 4. Signs resulting in an increase in sign area as defined by PAMC 14.36.020 and fluttering devices/banners, billboards, moving/rotating signs, temporary signs, reader boards, anything that flashes or adds glare onto public ways or adjacent properties. 5. Buildings and signs for residential, non-profit, and governmental uses are not eligible. 6. Non-permanent or temporary structures. 2024-09-11 PC Meeting Packet Pg. 7 Page 3 THE 3 STEP APPLICATION PROCESS - STEP 1 STEP 1: APPLICATION SUBMISSION The first step in applying for the facade and sign improvement program is to have a plan for review. A pre-application meeting with Community and Economic Development Staff is recommended to find out whether or not a grant is eligible for the business’ location and to discuss specific plans for the facade and/or signage. After a pre-application meeting, an application can be submitted with these other attachments: 1. Detailed Project Narrative Description The project narrative should relate how the project will fulfill the criteria that staff will use to review the application. Specifically: 1. In detail, what improvements are being done and why they are necessary. 2. The history of the building. 3. How the project will benefit the community and the immediate streetscape. 4. The project start and finish dates. 2. Detailed Project Budget The Project Budget should identify each component mentioned (including labor at a prevailing wage) and a detail of each component part, cost of unit, number of units, and total cost. For projects of complexity, a cover sheet showing total component costs split into labor and materials helps the Planning Department complete a staff report more quickly. 3. Photographs of Current Conditions Photographs of the facade or sign are mandatory. Photographs of facade or sign details are helpful. 4. Renderings of Proposed Changes An “after picture”, rendering, or engineering/architectural document showing the finished product is mandatory for an application to be deemed complete. Please submit color renderings. Material examples can also be helpful for staff and Planning Commission members to understand the final product. 5. Federal W-9 Form This form should identify the individual or organization to be reimbursed. If the recipient is an organization or business, proof must be provided that the grant signatory has the authority to sign. The digital form can be found at https://www.irs.gov/pub/irs-pdf/fw9.pdf 6. Facade & Sign Grant Application Checklist SUBMISSION OF AN APPLICATION SHALL INCLUDE ALL SIX OF THESE REQUIRED ATTACHMENTS 2024-09-11 PC Meeting Packet Pg. 8 Page 4 THE 3 STEP APPLICATION PROCESS - STEPS 2 & 3 STEP 2: PLANNING COMMISSION MEETING Upon receiving a complete application, the Planning Division will produce a staff report, which, when finished, will then be placed on the on the next available Planning Commission agenda for review. After reviewing the application, staff report, and staff recommendations, the Planning Commission will approve or deny the grant proposal. * For the Planning Commission to move for approval of a grant, the applicant or a representative must be present in the audience to make comment or answer any question Commissioners may have concerning the application and staff report. * PLEASE UNDERSTAND THAT APPROVAL by Planning Commission and the signing of a grant agreement does not constitute the issuance of a building permit or land use permit. Permitting should be sought following the approval of the Planning Commission STEP 3: GRANT AGREEMENT AND REIMBURSEMENT Once the grant has been approved by the Planning Commission, the City of Port Angeles will draft and agreement for the payment of the grant amount approved by the Planning Commission. Drafting an agreement may take up to two weeks, so planning a project timeline to reflect this additional period of time is essential for reimbursement. * Projects must be completed within six months of being awarded a grant. Failure to meet this timeline may result in nullification of the grant contract *** IMPORTANT INFORMATION CONCERNING PAYMENTS *** 1. Any work billed, or materials invoiced, before the date signed by the applicant on the agreement with the City of Port Angeles will NOT be available for grant funding. Having correct, easily understandable documents will assist staff in drafting an agreement in a shorter period of time. 2. Any payments brought in must have a proof of price and a transaction. This can be through invoice, credit card receipt, or a copy of a valid check or money order. 3. The city can only pay 50 percent of any payment brought in, up to the agreed upon grant amount. If a grant recipient brings in an invoice with proof of payment for $2,000.00, the City will reimburse up to $1,000.00, or up to the remaining available agreed upon reimbursement amount. 4. Payments are mailed to the applicant every other Friday. Project invoicing and proof of payment must be brought in the week before the payment date for review and approval. Payment will be made within 30 days of reimbursement submission. QUESTIONS? After reviewing the Information & Award process handout, please direct all questions regarding the Facade and Sign Grant Program or Application to: Ben Braudrick, Assistant Planner Phone: (360) 417-4804 E-mail: bbraudrick@cityofpa.us 2024-09-11 PC Meeting Packet Pg. 9 Page 5 FACADE & SIGN GRANT APPLICATION CHECKLIST FSG 321 E. 5th Street, Port Angeles, WA 98362 360.417.4750 | www.cityof pa.us | ced@cityofpa.us An application will NOT be considered complete until all element have been completed in the following checklist. Check all that apply: Application Form Project Narrative explaining need for improvement and what is being improved. Project Budget Details: Cover page including: Individual Elements (Windows, Paint, Facia, etc.) Separating Labor and Materials Total Project Cost without Tax Contractor Estimates Before Color Photograph or rendering of each proposed building façade improvement. After Renderings with all work completed Any engineering documents involved in project (If Applicable) FSG ___-____ 2024-09-11 PC Meeting Packet Pg. 10 Page 6 Department of Community & Economic Development 321 E. 5th Street, Port Angeles, WA 98362 360.417.4750 | www.cityof pa.us | ced@cityofpa.us 321 E. 5th Street, Port Angeles, WA 98362 360.417.4750 | www.cityof pa.us | ced@cityofpa.us FSG ___-____FSG FACADE AND SIGN GRANT APPLICATION APPLICANT AND PROPERTY OWNER INFORMATION Applicant Name: Mailing Address: Contact Name (or SAME): Contact Phone Number: Email Address: Property Owner Name: Mailing Address: Property Owner Phone Number: …I, the Contact, have read the Facade and Sign Grant Information and Award Cover Sheet Handout and understand both the grant award process and required application materials for submission approval. BUSINESS INFORMATION Business Name: Business Address: Business Type/Description: PROJECT INFORMATION Improvement Type …Facade Grant Brief Project Description: …Sign Grant Start Date: End Date: Project cost: Total Funding requested: (Facade: not to exceed 10k and Sign: not to exceed 1k) PROPERTY OWNER CONSENT (IF NOT THE APPLICANT) The owner(s) of the above property is fully aware and agree to all proposed improvements described in grant application. Applicant must have any changes to project proposal approved by property owner(s) Applicant’s Signature: Date: Property Owner’s Signature: Date: 2024-09-11 PC Meeting Packet Pg. 11 Facade Grant Application – 629 E Front St, Port Angeles 1. Detailed Project Narrative Description We purchased the property at 629 E Front Street in September 2020. This is a single-family style home, located in a commercial arterial zone, currently occupied by a therapist who uses the space to see clients. The same lot contains 210 N Eunice St, an 11-unit apartment building. By that time of purchase, a substantial amount of deferred maintenance had accumulated, with the most obvious and urgent items being the exterior siding. The building was erected in the 1950s. Even though it is uncertain when the current siding was put in place, visual inspection of its condition (photos attached) quickly reveals deficiencies, with a clear evidence of water damage. In addition, the steps, landing, and wheelchair ramp attached to the main entrance on E Front St are water damaged and require replacement. Finally, the gutter on that facade of the building needs to be replaced. Please refer to the contractor quote for additional detail on the current condition. The property is located in a commercial arterial zone, and highly visible to vehicular and foot traffic. The siding in its current condition clearly limits the visual appeal and functionality of the building. The city of Port Angeles has generously provided a facade grant to help defray the substantial cost of re-siding the neighboring apartment building, 210 N Eunice St, in 2022. The neighboring building on the other (Western) side of the subject property, currently occupied by a framing business, has also undergone substantial facade improvements. Given these upgrades made to the neighboring buildings, the community, including these neighboring businesses, will benefit when we turn this property from a sore spot to a community asset with an attractive visual appeal. We plan to replace the current siding with durable and clean-looking fiber cement siding of similar design. In addition, we will replace the wheelchair ramp, steps, and landing and the gutter. We will paint the entire house, with colors that fit in with the surrounding buildings. Please refer to the contractor’s quote and subsequent sections for further details. Our goal is to commence and finalize the project in Spring/Summer of 2024; however, the timing will be subject to grant funding, contractor availability, and weather. 2024-09-11 PC Meeting Packet Pg. 12 2. Detailed Project Budget Please refer to the attached quote provided by a contractor with whom we have a well- established relationship. This quote, which includes replacing all siding, house wrap, window trim, painting of siding and trim, installation of new gutter, and replacement of ramp, landing, and steps on the southern facade (E Front St), amounts to $38,072.49, including labor ($22,424.10), materials ($12,569.00), and sales tax ($3,079.39). Our intent is to also repair and paint siding on all other facades, but the quote is limited to the street facing side, as per the facade grant instructions. 2024-09-11 PC Meeting Packet Pg. 13 3. Photographs of Current Conditions South facade (E Front St), Eastern corner South facade (E Front St), Western corner 2024-09-11 PC Meeting Packet Pg. 14 Detail, South facade (E Front St), left side Detail, Northern side (left, facing rear parking lot), and Western side (right) 2024-09-11 PC Meeting Packet Pg. 15 Space between subject property (left) and neighboring building (210 N Eunice St), on same property, view from E Front St. View of neighboring building, 210 N Eunice St, on same property View of neighboring bulding to the West, E Front St, not part of same property 2024-09-11 PC Meeting Packet Pg. 16 4. Renderings of Proposed Changes Colors are subject to change. 2024-09-11 PC Meeting Packet Pg. 17 5. Federal W-9 Form The form is attached. 6. Facade & Sign Grant Application Checklist The checklist is attached. 2024-09-11 PC Meeting Packet Pg. 18 Façade Improvement Project Demo Number Product Cost Total Cost Labor 26hrs $59.07 1,535.82 Demo Fees 4 $95.58 $382.32 Windows Number Product cost Total Cost Front Windows 2 650.00 $1,300.00 Side windows 2 390.00 $780.00 Installation Materials 8 16.30 $130.40 Install labor 24hrs $74.96 $1,799.04 Façade Details Number Product Cost Total Cost Stone Siding N/A $2300.00 $2,300.00 Hardie Siding N/A $3,500.00 $3,500.00 Labor 85hrs $69.07 $5,870.95 Painting Number Product Cost Total Cost Paint 7 $150 $1050.00 Install Labor 70hrs $51.71 $3,619.70 Decking Number Product Cost Total Cost Materials 120LF 4.50 $540.00 Labor 24hrs $74.96 $1,799.04 Ramp Number Product Cost Total Cost Material 1 $250.00 $250.00 Labor 8hrs $74.96 $599.68 Railing Number Product Cost Total Cost Materials 1 $105.00 $105.00 Labor 28hrs $74.96 $2,098.88 Gutters/Dnspout Number Product Cost Total Cost 2024-09-11 PC Meeting Packet Pg. 19 THANK YOU FOR YOUR BUSINESS! Material N/A $720.00 $720.00 Labor 6hrs $70.00 $420.00 Lead Test Number Product Cost Total Cost 1 $350.00 $350.00 Sanican Number Product Cost Total Cost 1month $800 $800.00 Total Material Cost $12,207.72 Total Labor Cost $17,742.45 Total - $29,950.17 2024-09-11 PC Meeting Packet Pg. 20 MCA No. 24-88| City-wide Municipal Code Changes Chapter 17.94 and 17.96 Code Amendments | Page 1 of 3 TO: Planning Commission FROM: The Community and Economic Development Department DATE: Wednesday, August 28, 2024 RE: Conditional Use and Minor Deviation Permit Standards I. BACKGROUND Over the last eight years the City of Port Angeles has moved towards more flexibility in its zoning standards. The Planning Commission has assisted in providing multiple different pathways for a project proposal to deviate from certain standards. These deviations are typically conditionally allowed as long as the proposer can demonstrate that the potential impacts to surrounding properties, businesses, and residents can or have been mitigated, and the health, safety, and welfare of the community is appropriately maintained. One area that has not been reviewed is how this flexibility continues to be difficult for allowed uses and facilities that are unique enough that a pathway to reasonably deviate from zoning standards does not exist. Whether the issue is the specific zone, the type of structure, or the unique location, current zoning code does not provide an efficient or reasonable means to provide flexibility for what could be considered better development practices. Staff’s solution to this permitting issue is an amendment to the minor deviation code. The permitting process can be used for proposals that are “allowed uses” in the zone they are located in, but because of special circumstances or hardships the proposal could benefit from a change in the zoning standards. The deviation is current set at a maximum of ten percent. A ten percent deviation from any zoning standard is nearly imperceptible. Allowing a 35-foot-tall building and additional 3.5 feet in height or 1.5 feet closer from a 15-foot setback, in nearly all circumstances, will not negatively affect any surrounding land uses or the health, safety and welfare of the community. The issue lies in a use already being listed as “allowed” in a specific zone. If the use was listed as “conditional”, the conditional use process could be used to deviate from any zoning standards with conditions in place to ensure compatibility with surrounding uses. In certain zones, some uses (multifamily structures, mixed use commercial structures, and public facilities) are “allowed uses” that also might not meet the necessary criteria for an incentive to building up or out. The proposed amendment will provide increasing standards for minor deviations starting with public noticing for simple reviews up to 20 percent, a neighborhood meeting and increased standards for a 2024-09-11 PC Meeting Packet Pg. 21 MCA No. 24-88| City-wide Municipal Code Changes Chapter 17.94 and 17.96 Code Amendments | Page 2 of 3 request up to 30 percent, and a public hearing for a request no larger than 50 percent. Upon reviewing methods to ensure efficient and reasonable permitting practices for these unique uses, staff found that the processes and standards for administrative conditional use permits, conditional use permits, unclassified use permits, and minor deviations could all be updated to better facilitate proper development. Codes from cities in Washington State of comparable size, as well as our local neighboring municipalities were all also evaluated in the code amendment process to ensure a consistent methodology was used. To address these permitting standards and processes, staff is proposing amendments that include redrafting certain sections Chapter 17.94 PAMC to ensure the conditional use, unclassified use, and minor deviation permitting processes are easier to find and follow for applicants and staff alike. III.CODIFICATION GOALS AND RESULTS Staff has approached this proposal by amending the code in the following two distinct ways: Goal 1: Provide unique allowed uses the ability to deviate from zoning standards Not all uses have the opportunity or flexibility to reasonably deviate from zoning standards. Some flexibility could benefit other issues such as stormwater, provision of open space, building frontage along a streetscape, or the allowance of a structure in a position that matches historic practices along a street or alley that do not currently conform to current zoning standards. Goal 2: Provide proper guidance on permitting procedures for conditional, unclassified, and minor deviation proposals. Current zoning code does not adequately provide procedural guidance for community members or staff. This amendment will consolidate like processes and provide better locations for standards and procedures of certain permit applications. V. OTHER COUNTY AND STATE REGULATIONS In staff’s research there were three specific instances from the comparable cities whose code was reviewed that supported the proposed amendments to Sections 17.94 and 17.96 PAMC: Port Townsend – Minor Variances: Chapter 17.86.055 PTMC Allows for a zoning variance necessary because of special circumstances that is minor and provides criteria that are related to existing surrounding character, density, and impact to existing uses. Camas – Minor Variance Chapter 18.45.030 CMC Allows for a 10 modification to a numerical development standard. The approval of this variance depends on typical variance standards and is based upon “unusual circumstances”. Anacortes – Variances Chapter 19.38 AMC 2024-09-11 PC Meeting Packet Pg. 22 MCA No. 24-88| City-wide Municipal Code Changes Chapter 17.94 and 17.96 Code Amendments | Page 3 of 3 Provides different numerical thresholds for the granting of a variance permit based upon the percentage of deviation that is being requested. VI. STAFF RECOMMENDATION Staff recommends the Planning Commission 1) ask staff any questions they may have about the proposed amendment, 2) discuss any changes or alternatives to the staff provided code amendment with applicable motions to approve those recommended changes, and 3) make a final motion to recommend the code amendment with any changes approved by the Planning Commission. VII.SUPPORTING DOCUMENTS 1.Proposed amendments to Chapter 17.94 PAMC 2.Proposed amendments to Chapter 17.96 PAMC 2024-09-11 PC Meeting Packet Pg. 23 Title 17 ‐ ZONING  CHAPTER 17.94 GENERAL PROVISIONS, CONDITIONS AND EXCEPTIONS  Port Angeles, Washington, Code of Ordinances    Created: 2024‐05‐30 10:17:02 [EST] (Supp. No. 33, Update 2)  Page 1 of 8  CHAPTER 17.94 GENERAL PROVISIONS, CONDITIONS AND EXCEPTIONS  17.94.010 Foregoing regulations subject to this chapter.  The foregoing regulations pertaining to the several zones must be subject to the general provisions, conditions,  and exceptions contained in this chapter.   (Ord. 3688 § 36, 12/21/2021; Ord. 2668 § 10 (part), 1/17/1992; Ord. 2238 § 1, 1/3/1983; Ord. 1709 § 1 (part),  12/22/1970)  17.94.020 Lot area not to be reduced, exceptions.  A.De minimis variance: Adjustment to the lot area of no more than five percent of the minimum lot size established by the underlying zone. (Ord. 3688 § 36, 12/21/2021; Ord. 3644 § 1, 11/6/2019; Ord. 2861 § 1 (part), 3/17/1995; Ord. 2668 § 10 (part),  1/17/1992; Ord. 2666 § 8 (part), 1/17/1992; Ord. 2238 § 2, 1/3/1983; Ord. 1709 § 1 (part), 12/22/1970)  17.94.030 Reserved.  Editor's note(s)—Ord. 3688 § 36, adopted Dec. 21, 2021, repealed § 17.94.030 entitled "Use of lots or parcels  containing more than minimum required lot area," which derived from: Ord. 3577 § 1, adopted Mar. 21,  2017; Ord. 3272, adopted Feb. 16, 2007; Ord. 2668 § 10 (part), adopted Jan. 17, 1992; Ord. 2238 § 3,  adopted Jan. 3, 1983; and Ord. 1709 § 1 (part), adopted Dec. 22, 1970.   17.94.040 Yards to be enclosed within a solid fence.  A.Every wrecking, salvage, junk, used lumber yards, equipment and material storage yards must be completely enclosed within a building or within a continuous solid fence no less than six feet in height or to a greater height if such height is needed to screen completely all the operations of such yards. B.Salvage and building material establishments must contain all items for display or sale within a structure or behind a sight‐obscuring fence not less than six feet in height. No part of any required front, side or rear yard setbacks must be used for the sale or display of any said items. (Ord. 3688 § 36, 12/21/2021; Ord. 3688 § 36, 12/21/2021; Ord. 3577 § 1, 3/21/2017)  Editor's note(s)—Ord. 3577 § 1, adopted Mar. 21, 2017, deleted § 17.94.040 entitled "Measurement of front and  side yards", and enacted a new section as set out herein. The former § 17.94.040 derived from Ord. 2668 §  10 (part), adopted Jan. 17, 1992; Ord. 2238 § 5, adopted Jan. 3, 1989; and Ord. 1709 § 1 (part), adopted Dec.  22, 1970.   17.94.050 Vacated streets.  Vacated streets, alleys, places and cul‐de‐sacs must assume the zone classifications of the property that adjoined  such street, alley, place or cul‐de‐sac prior to vacation. Where zone classification differs from one side to the other  the boundary line must be at the former center line of such vacated street, alley, place or cul‐de‐sac.   2024-09-11 PC Meeting Packet Pg. 24           Created: 2024‐05‐30 10:17:01 [EST]  (Supp. No. 33, Update 2)    Page 2 of 8  (Ord. 3688 § 36, 12/21/2021; Ord. 3577 § 1, 3/21/2017)  17.94.060 Yard requirements for property abutting half‐streets or streets designated by an  official control.  A. A building or structure must not be erected on a lot that abuts a street having only a portion of its required  width dedicated and where no part of such dedication would normally revert to said lot if the street were  vacated, unless the yards provided and maintained in connection with such building or structure have a  width or depth of that portion of the lot needed to complete the road width plus the width or depth of the  yards required on the lot by these regulations.   B. This section applies to all zones.   C. Where an official control adopted pursuant to law includes plans for widening of existing streets, the  connecting of existing streets, or the establishment of new streets, the placement of buildings and the  maintenance of yards, where required by these regulations, must relate to the future street boundaries as  determined by said official control.   (Ord. 3688 § 36, 12/21/2021; Ord. 3272, 2/16/2007; Ord. 2668 § 10 (part), 1/17/1992; Ord. 2238 § 7, 1/3/1983;  Ord. 1709 § 1 (part), 12/22/1970)  17.94.065 Development standards for conditional uses in residential zoning.Reserved  TABLE A  CONDITIONAL USES IN RESIDENTIAL LOW AND MIXED DENSITY ZONES THAT HAVE SPECIAL DEVELOPMENT  STANDARDS  Uses Lot Area Lot  Width  Yard Requirements Lot  Coverage  Signs Per Site  Front Interior  Side  Corner  Side  Rear  Art Galleries and  museums   *  *  *  *  *  *  *  10 sq. ft.  unlit or  indirectly lit   Child care  7,000 sq. ft.  *  *  *  *  *  0  5 sq. ft.  unlit   Churches or other  places of worship   25,000 sq.  ft.   100  ft.   35  ft.   35  ft.   35  ft.   35  ft.   0  24 sq. ft. of  reader  board  signage  indirectly lit   Communication  transmission  structures,  radio/TV stations  and towers   *  *  *  *  *  *  *  10 sq. ft.  unlit   Libraries  ½ acre  100  ft.   35  ft.   35  ft.   35  ft.   35  ft.   *  10 sq. ft.  unlit   2024-09-11 PC Meeting Packet Pg. 25           Created: 2024‐05‐30 10:17:02 [EST]  (Supp. No. 33, Update 2)    Page 3 of 8  Nursing,  convalescent  homes, assisted  living facilities   1 acre  200  ft.   30  ft.   20  ft.   20  ft.   40  ft.   *  10 sq. ft.  unlit   Public parks and  recreation facilities           20 sq. ft.  unlit   Public utility  structures   9,000 sq. ft.  75  ft.   25  ft.   8 ft.  25  ft.   10  ft.   *  20 sq. ft.  unlit   Public and private schools:   Elementary  schools   5 acres + 1  acre per ea.  100  students   40  ft.   40  ft.   40  ft.   40  ft.   40  ft.   25%  100 sq. ft.    Middle, Jr. and Sr.  high schools   10 acres + 1  acre per ea.  100  students   40  ft.   40  ft.   40  ft.   40  ft.   40  ft.   25%  100 sq. ft.     * See applicable zone for minimum standards.   (Ord. 3728 § 14(Exh. C), 3/5/2024; Ord. 3710 § 1, 3/21/2023; Ord. 3688 § 36, 12/21/2021; Ord. 3644 § 1,  11/6/2019; Ord. 3577 § 1, 3/21/2017)  17.94.070 Reserved.  Editor's note(s)—Ord. 3688 § 36, adopted Dec. 21, 2021, repealed § 17.94.070 entitled "Development standards  for an accessory dwelling unit (ADU)," which derived from: Ord. 3644 § 1, adopted Nov. 6, 2019; and Ord.  3577 § 1, adopted Mar. 21, 2017.   17.94.075 Exception to yard requirement.  When the side lot line of a lot in any zone adjoins the side lot line of a lot in a more restrictive zone, the adjoining  side yard for such lot must not be less than the minimum side yard required in the more restrictive zone.   (Ord. 3688 § 36, 12/21/2021; Ord. 3577 § 1, 3/21/2017; Ord. 3272, 2/16/2007; Ord. 2668 § 10 (part), 1/17/1992;  Ord. 2238 § 8, 1/3/1983; Ord. 1709 § 1 (part), 12/22/1970)  Note(s)—See the editor's note to § 17.94.070.   17.94.080 Yard and unobstructed space regulations.  Except as provided in this chapter, every required yard and unobstructed space must be open and unobstructed  from the ground to the sky. No yard or unobstructed space provided around any building for the purpose of  complying with the provisions of these regulations must be considered as providing a yard or unobstructed space  on an adjoining lot or parcel whereon a building is to be erected.   2024-09-11 PC Meeting Packet Pg. 26           Created: 2024‐05‐30 10:17:02 [EST]  (Supp. No. 33, Update 2)    Page 4 of 8  (Ord. 3688 § 36, 12/21/2021; Ord. 2861 § 1 (part), 3/17/1995; Ord. 2668 § 10 (part), 1/17/1992; Ord. 2238 § 9,  1/3/1983; Ord. 1709 § 1 (part), 12/22/1970)  17.94.090 Vision clearance.  All corner and reverse corner lots must maintain a triangular area within which no tree, fence, shrub, wall or other  physical obstruction must be permitted higher than 30 inches above the established grade for vision safety  purposes. Said triangular area must be measured as follows:   A. Street intersections. At any intersection of two streets, curbs or sidewalks, two sides of said triangular  area must extend 20 feet along both improvements, measured from their point of intersection.   B. Street and alley intersections. At any intersection of street and alley rights‐of‐way, two sides of said  triangular area must extend ten feet along both rights‐of‐way, measured from their point of  intersection.   C. Street and driveway intersections. At any intersection of a street, curb or sidewalk and a driveway, the  sides of each required triangular area must extend ten feet along the street right‐of‐way line and 20  feet along the edge of the driveway, measured from the point of intersection of each side of the  driveway and the street right‐of‐way line.   (Ord. 3688 § 36, 12/21/2021; Ord. 3644 § 1, 11/6/2019; Ord. 3272, 2/16/2007; Ord. 2861 § 1 (part), 3/17/1995;  Ord. 2668 § 10 (part), 1/17/1992; Ord. 2238 § 10, 1/3/1983; Ord. 1709 § 1 (part), 12/22/1970)  17.94.100 Driveways.  Width, location and number of curb‐cuts for driveways per lot must be as specified in the City of Port Angeles  Urban Services Standards and Guidelines Manual.   (Ord. 3688 § 36, 12/21/2021; Ord. 3572 § 23, 12/20/2016; Ord. 3272, 2/16/2007; Ord. 2668 § 10 (part),  1/17/1992; Ord. 2238 § 11, 1/3/1983; Ord. 1709 § 1 (part), 12/22/1970)  17.94.110 Parking space regulations.  All space used for the sale, display, or parking of any merchandise or vehicles must be confined to the property  lines. No space for the sale, display, or parking of any merchandise or vehicles must be permitted in the right‐of‐ way of any public street, unless a right‐of‐way use permit is first obtained. Discretionary approvals required under  the Zoning Code may be conditioned to require the necessary screening, lighting, entrances, and exits for off‐street  parking.   (Ord. 3688 § 36, 12/21/2021; Ord. 3577 § 1, 3/21/2017)  17.94.120 Permitted intrusions into required yards.  The following intrusions may project into any required yards:   A. Fireplace structures not wider than eight feet measured in the general direction of the wall of which it  is a part.   B. Exterior residential elevators not greater than three feet in depth nor wider than eight feet measured  in the general direction of the wall of which it is a part.   2024-09-11 PC Meeting Packet Pg. 27           Created: 2024‐05‐30 10:17:02 [EST]  (Supp. No. 33, Update 2)    Page 5 of 8  C. Unenclosed, uncovered or covered porches, terraces, or landings, when not extending above the first  floor of the building, may extend not more than six feet into the front yard setback, eight feet into the  rear yard setback and three feet into the side yard setback. Open railing or grillwork in conformance  with the International Building Code may be constructed around any such porch, terrace or landing.   D. Planting boxes or masonry planters not exceeding 30 inches in height may extend a maximum of three  feet into any required front yard.   E. Porches, decks, platforms, walks, driveways, etc., not more than 30 inches above grade.   F. Plazas and common outdoor recreation areas.   G. Eaves with a maximum overhang of 30 inches.   H. Detached accessory buildings within the rear one‐third of a lot are permitted not closer than three feet  to side nor ten feet to rear property lines or alleys.   (Ord. 3688 § 36, 12/21/2021; Ord. 3644 § 1, 11/6/2019; Ord. No. 3441 § 10, 11/15/2011; Ord. 3272, 2/16/2007;  Ord. 2668 § 10 (part), 1/17/1992; Ord. 2636 § 15, 5/15/1991; Ord. 2488 § 1 (part), 5/27/1988; Ord. 2238 § 13,  1/3/1983; Ord. 1709 § 1 (part), 12/22/1970)  17.94.130 Lot coverage exemptions.  The following must be exempt from the maximum lot coverage requirements of any zone:   A. Sidewalks, driveways, and uncovered off‐street parking spaces.   B. The first 30 inches of eaves.   C. Uncovered swimming pools and hot tubs.   D. Uncovered, unenclosed decks and platforms not more than 30 inches above grade.   E. Systems that allow the infiltration of stormwater into the underlying soils, such as permeable  pavement and bioretention facilities, are not counted against lot coverage calculations.   F. A professional engineer licensed in the State of Washington is required to perform infiltration  assessment for sites which add 5,000 square feet or more of new or replaced hard surface area.   (Ord. 3688 § 36, 12/21/2021; Ord. 3644 § 1, 11/6/2019; Ord. 3572 § 23, 12/20/2016; Ord. 3343 § 9, 1/1/2009; Ord.  3272, 2/16/2007; Ord. 2668 § 10 (part), 1/17/1992; Ord. 2488 § 1 (part), 5/27/1988; Ord. 2238 § 14, 1/3/1983;  Ord. 1709 § 1 (part), 12/22/1970)  17.94.135 Stormwater site coverage exemptions.  Systems that are not hard surfaces and allow the infiltration of stormwater into the underlying soils, such as  bioretention facilities, are exempt from the maximum site coverage requirements of any zone.   All applicants seeking exemptions under this section are required to participate in a pre‐application review  meeting with City staff. A professional engineer licensed in the State of Washington is required to perform  infiltration assessment for sites which add 5,000 square feet or more of new or replaced hard surface area.   (Ord. 3688 § 36, 12/21/2021; Ord. 3644 § 1, 11/6/2019; Ord. 3572 § 23, 12/20/2016; Ord. 3343 § 9, 1/1/2009)  2024-09-11 PC Meeting Packet Pg. 28           Created: 2024‐05‐30 10:17:02 [EST]  (Supp. No. 33, Update 2)    Page 6 of 8  17.94.140 Walls and fences.  In all residential zones a wall or fence must be no taller than four feet within the front building setback area,  provided that a height of six feet is permitted within the front setback area if the top two feet is constructed of  material that is at least 50 percent open work. The fence height may be a maximum six feet between the front  setback line and mid‐point of the lot. The fence height may be a maximum of eight feet from the mid‐point of a lot  to the rear property line, provided that the top two feet is constructed of a material that is at least 25 percent  open (Note: lattice is 25 percent open). All vision clearance requirements per section 17.94.090 (driveways, street  and alley corners) must be maintained. The finished side (side without the support) of a fence must face the  neighboring property or if on a corner lot must face the street. Fence post supports may contain a decorative cap  that does not exceed six inches above the maximum fence height.   A maximum fence height of six feet is permitted in commercial zones. Barbed wire or electric fencing is only  allowed above six feet from the ground on fences that are solid or chain link.     (Ord. 3688 § 36, 12/21/2021; Ord. 3644 § 1, 11/6/2019; Ord. No. 3441 § 11, 11/15/2011; Ord. 3272, 2/16/2007;  Ord. 2954 § 2, 3/28/1997; Ord. 2861 § 1 (part), 3/17/1995; Ord. 2668 § 10 (part), 1/17/1992; Ord. 2238 § 15,  1/3/1983; Ord. 1709 § 1 (part), 12/22/1970)  17.94.150 Storage of merchandise or vehicles in yards and rights‐of‐way.  A. In residential and commercial zones, the storage of merchandise, appliances or vehicles in front or side yards  must be prohibited; provided, however, that car dealerships, boat sales, lumber yards, nurseries, and car  rental services must be exempt from this requirement.   B. In no zone must the storage of any articles or vehicles be permitted to extend into public rights‐of‐way.   (Ord. 3688 § 36, 12/21/2021; Ord. 3272, 2/16/2007; Ord. 2861 § 1 (part), 3/17/1995; Ord. 2668 § 10 (part),  1/17/1992; Ord. 2390 § 1, 5/30/1986; Ord. 2238 § 16, 1/3/1983; Ord. 1709 § 1 (part), 12/22/1970)  17.94.155 Use of residential streets.  Subject to any other regulation of the use of streets under this Code, no owner or occupant of land abutting a  public street, which land or street is in a residential zone or is the boundary of a residential zone, may use such  street for the habitual or overnight parking or storage of commercial motor vehicles or trailers. Excepted from this  prohibition is the parking on the street of one commercially used vehicle that is driven to and from the work place  by the owner or occupant of the dwelling unit.   2024-09-11 PC Meeting Packet Pg. 29           Created: 2024‐05‐30 10:17:02 [EST]  (Supp. No. 33, Update 2)    Page 7 of 8  (Ord. 3688 § 36, 12/21/2021; Ord. 3272, 2/16/2007; Ord. 2862, 4/14/1995)  17.94.170 Reserved.  Editor's note(s)—Ord. 3688 § 36, adopted Dec. 21, 2021, repealed § 17.94.170 entitled "Exception to height  requirement," which derived from: Ord. 3272, adopted Feb. 16, 2007; and Ord. 2861 § 1 (part), adopted Mar.  17, 1995.   17.94.175 Exceptions to area requirements.  For the purpose of encouraging the construction of off‐street parking under or within a building rather than in  rear, side, or front yards, the following exceptions to minimum lot areas must be permitted.   For each ten‐foot by 20‐foot area to be permanently reserved and used for a parking space under or within a  building, a lot area credit of 300 square feet must be permitted. Said lot area credit can be deducted from the  required minimum lot area, or can be used to increase a proportional number of permitted dwelling units in  motels and multi‐family structures.   (Ord. 3688 § 36, 12/21/2021; Ord. 3577 § 1, 3/21/2017)  17.94.180 Minor deviationsReserved.  A. A minor deviation from front, side, and rear yard setbacks, lot coverage, and height requirements established  in this title may be granted by the Director of Community and Economic Development in accordance with the  provisions of this section.   B. A minor deviation may be granted if all of the following findings are made:   1. The granting of the minor deviation is consistent with the purpose of the zone in which the property is  located and the project is otherwise consistent with the requirements of said zone.   2. Because of special circumstance, the strict application of the zoning ordinance results in an undue  hardship upon the applicant.   3. The minor deviation will not be materially detrimental to the public welfare or injurious to property or  improvements in the vicinity and zone in which the subject property is located.   4. The minor deviation is not greater than ten percent of the requirement being deviated from.   C. Any applications that are not granted a minor deviation by the Director of Community and Economic  Development pursuant to this section must obtain a variance through the City's normal variance procedure  as set forth in Chapter 2.52 PAMC.   (Ord. 3688 § 36, 12/21/2021; Ord. 3272, 2/16/2007; Ord. 2956 § 4, 4/25/1997)  17.94.185 Non‐zoned annexation areas.  Any area not zoned by the City prior to annexation must automatically upon annexation be classified and subject  to the provisions, restrictions, and requirements of the zone most consistent with the City's comprehensive plan as  determined by the City.   (Ord. 3688 § 36, 12/21/2021; Ord. 3577 § 1, 3/21/2017)  2024-09-11 PC Meeting Packet Pg. 30           Created: 2024‐05‐30 10:17:02 [EST]  (Supp. No. 33, Update 2)    Page 8 of 8  17.94.190 Exceptions, variances and adjustments to stormwater development minimum  requirements.  A. Exceptions/variances (exceptions) to the stormwater development minimum requirements may be granted  by the Director of Community and Economic Development following legal public notice of an application for  an exception or variance, legal public notice of the Director's decision on the application, and written  findings of fact that documents the Director's determination to grant an exception.   The Director may grant an exception to stormwater development minimum requirements if such application  imposes a severe and unexpected economic hardship. To determine whether the application imposes a severe and  unexpected economic hardship on the project applicant, the applicant must provide written documentation  considering the following:   1. The current (pre‐project) use of the site; and   2. How the application of the minimum requirement(s) restricts the proposed use of the site compared to  the restrictions that existed prior to the adoption of the minimum requirements; and   3. The possible remaining uses of the site if the exception were not granted; and   4. The uses of the site that would have been allowed prior to the adoption of the minimum requirements;  and   5. A comparison of the estimated amount and percentage of value loss as a result of the minimum  requirements versus the estimated amount and percentage of value loss as a result of requirements  that existed prior to adoption of the minimum requirements; and   6. The feasibility for the owner to alter the project to apply the minimum requirements.   B. The Director must consider and document with findings of fact the applicant's request. In addition, the  Director must determine and document the exception meets the following criteria: the exception will not  increase risk to the public health and welfare, nor be injurious to other properties in the vicinity and/or  downstream, and to the quality of waters of the state; and the exception is the least possible exception that  could be granted to comply with the intent of the stormwater development minimum requirements.   C. Adjustments to the minimum requirements may be granted by the Director provided that a written finding of  fact is prepared, that addresses the following:   1. The adjustment provides substantially equivalent environmental protection.   2. Based on sound engineering practices, the objectives of safety, function, environmental protection and  facility maintenance, are met.   (Ord. 3688 § 36, 12/21/2021; Ord. 3568 § 2, 12/20/2016)    2024-09-11 PC Meeting Packet Pg. 31 Title 17 ‐ ZONING  CHAPTER 17.96 ADMINISTRATION AND ENFORCEMENT        Port Angeles, Washington, Code of Ordinances    Created: 2024‐05‐30 10:17:02 [EST]  (Supp. No. 33, Update 2)    Page 1 of 14  CHAPTER 17.96 ADMINISTRATION AND ENFORCEMENT  17.96.010 Scope of regulations.  A. All buildings erected hereafter, all uses of land or buildings established hereafter, all structural alteration or  relocation of existing buildings occurring hereafter, all enlargements of or additions to existing uses occurring  hereafter, shall be subject to these zoning regulations that are applicable to the zones in which such  buildings, uses, or land shall be located.   B. Where a building permit for a building or structure has been issued in accordance with law prior to the  effective date of these zoning regulations, and provided that construction has begun by said date, said  building or structure may be completed in accordance with the approved plans on the basis of which the  building permit has been issued, and upon completion may be occupied under a certificate of occupancy by  the use for which originally designated, subject thereafter to the provisions in regard to nonconforming  buildings, uses and structures.   (Ord. 3272, 2/16/2007; Ord. 2861 § 1 (part), 3/17/1995; Ord. 2668 § 12 (part), 1/17/1992; Ord. 1709 § 1 (part),  12/22/1970)  17.96.020 Interpretation.  A. In the interpretation and application of these zoning regulations, the provisions of these regulations shall be  held to be the minimum requirements for the promotion of public health, safety and welfare.   B. Where the conditions imposed by any provisions of these zoning regulations upon the use of land or  buildings or upon the bulk of buildings are either more restrictive or less restrictive than comparable  conditions imposed by any other provision of these zoning regulations or of any other law, ordinance,  resolution, rule, or regulation of any kind, the regulations that are most restrictive (or that impose higher  standards or requirements) shall govern.   C. These zoning regulations are not intended to abrogate any easement, covenant, or any other private  agreement; provided that where these regulations are more restrictive (or impose higher standards or  requirements) than such easements, covenants, or other private agreements, the requirements in these  zoning regulations shall govern.   D. No building, structure, or use that was not lawfully existing at the time of the adoption of these zoning  regulations shall become or be made lawful solely by reason of the adoption of these zoning regulations, and  to the extent and in any manner that said unlawful building, structure or use conflicts with the requirements  of these zoning regulations, said building, structure, or use remains unlawful.   (Ord. 3272, 2/16/2007; Ord. 2668 § 12 (part), 1/17/1992; Ord. 1709 § 1 (part), 12/22/1970)  17.96.025 Nonresidential dwelling prohibition.  House trailers, automobiles, automobile trailers, mobile homes, park model manufactured homes, boats,  recreation vehicles, vacation trailers and campers shall not be used for residential purposes in the City of Port  Angeles except in approved trailer parks, the Port Angeles Boat Haven (boats only), or as permitted by section  17.96.075 PAMC (Temporary use permit), section 17.13.020 PAMC (Residential Trailer Park Overlay Zone), or  section 17.21.020 PAMC (ADUs).   2024-09-11 PC Meeting Packet Pg. 32           Created: 2024‐05‐30 10:17:02 [EST]  (Supp. No. 33, Update 2)    Page 2 of 14  (Ord. 3710 § 1, 3/21/2023; Ord. 3390 § 11, 1/30/2010; Ord. 3272, 2/16/2007; Ord. 3155 § 18, 1/30/2004)  17.96.030 Rules for interpreting zoning boundaries.  A. When uncertainty exists as to the boundaries of zones as indicated on the Official Zoning Map, the following  rules shall apply:   1. Boundaries shown on the zoning map as approximately following the centerline of streets, alleys,  highways or City limits shall be construed as following such centerlines and City limits.   2. Distances not specifically indicated on the zoning map shall be determined by applying the scale of the  map.   3. Where a zone boundary line parallel, or approximately parallel, to a street divides a lot or property in  single ownership having street frontage in a less restrictive zone, the provisions applicable to the less  restrictive zone may be extended to the entire lot, but in no case for a distance of more than 25 feet.  Where such zone boundary line divides a lot having street frontage only in a more restrictive zone, the  provisions of these regulations covering the more restrictive portion of such lot shall extend to the  entire lot.   4. Where a zone boundary line divides a lot of single ownership and such line is at right angles or  approximately at right angles to the street, highway or place upon which said lot fronts, the provisions  of these regulations applicable in the less restrictively zoned portion of the lot may be extended to the  entire lot or for a distance of 25 feet from such zone boundary line, whichever is the lesser distance.   5. Where a zone boundary line, as indicated on the zoning map, follows the top or bottom of a bluff or  bank, such line shall be at the point that is the average grade of the slope for the bank and top, or  bottom, as determined by the City Engineer.   B. Interpretation on zoning boundaries shall be made consistent with the City's Comprehensive Plan goals,  policies and objectives.   (Ord. 3272, 2/16/2007; Ord. 2861 § 1 (part), 3/17/1995; Ord. 2668 § 12 (part), 1/17/1992; Ord. 1709 § 1 (part),  12/22/1970)  17.96.040 Substandard lots, recorded lots.  When a lot has less than the minimum required area or width in any zone, and said lot was of record on the  effective date of these zoning regulations (January 4, 1971), such lot shall be deemed to have complied with the  minimum required lot area or width, in such zone.   A building or structure may be permitted on said lot of record providing it meets all other requirements for such  zone.   (Ord. 3272, 2/16/2007; Ord. 3009 § 2, 2/12/1999; Ord. 2861 § 1 (part), 3/17/1995; Ord. 2668 § 12 (part),  1/17/1992; Ord. 2238 § 17, 1/3/1983; Ord. 1709 § 1 (part), 12/22/1970)  17.96.045 Zoning lot covenants—Applicability.  Zoning lot covenants, as defined in PAMC 17.08.130.C, may only be used to allow a property owner to designate  two or more adjacent lots as a single lot of record, when the existing two or more lots:   A. Have a legal residential structure encroaching onto said lots; or   2024-09-11 PC Meeting Packet Pg. 33           Created: 2024‐05‐30 10:17:02 [EST]  (Supp. No. 33, Update 2)    Page 3 of 14  B. Results in a lot that meets the zoning and subdivision requirements.   A zoning lot covenant is not intended to allow the circumvention of applicable platting regulations and is intended  to allow the consolidation of properties by a property owner for development and use by the owner.   The covenant shall be recorded with the County Auditor's Office and a copy of the recorded covenant shall be  provided to the Department of Community and Economic Development. Once filed, the covenant may only be  removed through compliance with RCW 58.17 and Chapter 16.04 or 16.08.   (Ord. 3577 § 1, 3/21/2017); Ord. 3272, 2/16/2007; Ord. 2863 § 1, 4/14/1995)  17.96.050 Conditional use permit.  A. The Hearing Examiner shall consider applications for conditional use permits of uses as specified in the  applicable chapter of the zoning regulations. The Hearing Examiner may grant said permits that 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 Hearing Examiner 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 Hearing Examiner may impose whatever restrictions or conditions they consider  essential to protect the public health, safety and welfare, and to prevent depreciation of neighboring  property.   C. Purpose of a conditional use permit: the purpose of a conditional use permit shall be to assure that the  maximum degree of compatibility between uses shall be attained. The purpose of these regulations shall be  maintained with respect to the particular use of the particular site and in consideration of other existing and  potential uses within the general area in which such use is to be located.   D. The Federal Fair Housing Act requires that reasonable accommodations be made in rules policies, practices,  or services, when such accommodations may be necessary to afford disabled people equal opportunity to  use and enjoy a dwelling. The Planning Commission Hearing Examiner is therefore authorized to make  accommodations in the consideration of Conditional Use permits for group homes for disabled persons as  defined in the federal Fair Housing Act, when the Commission determines that such accommodations  reasonably may be necessary in order to comply with such Act.   TABLE A  DEVELOPMENT STANDARDS FOR CONDITIONAL USES IN RESIDENTIAL LOW AND MIXED DENSITY ZONES   Uses Lot Area Lot  Width  Yard Requirements Lot  Coverage  Signs Per Site  Front Interior  Side  Corner  Side  Rear  Art Galleries and  museums   *  *  *  *  *  *  *  10 sq. ft.  unlit or  indirectly lit   Child care  7,000 sq. ft.  *  *  *  *  *  0  5 sq. ft.  unlit   Churches or other  places of worship   25,000 sq.  ft.   100  ft.   35  ft.   35  ft.   35  ft.   35  ft.   0  24 sq. ft. of  reader  board  2024-09-11 PC Meeting Packet Pg. 34           Created: 2024‐05‐30 10:17:02 [EST]  (Supp. No. 33, Update 2)    Page 4 of 14  signage  indirectly lit   Communication  transmission  structures,  radio/TV stations  and towers   *  *  *  *  *  *  *  10 sq. ft.  unlit   Libraries  ½ acre  100  ft.   35  ft.   35  ft.   35  ft.   35  ft.   *  10 sq. ft.  unlit   Nursing,  convalescent  homes, assisted  living facilities   1 acre  200  ft.   30  ft.   20  ft.   20  ft.   40  ft.   *  10 sq. ft.  unlit   Public parks and  recreation facilities           20 sq. ft.  unlit   Public utility  structures   9,000 sq. ft.  75  ft.   25  ft.   8 ft.  25  ft.   10  ft.   *  20 sq. ft.  unlit   Public and private schools:   Elementary  schools   5 acres + 1  acre per ea.  100  students   40  ft.   40  ft.   40  ft.   40  ft.   40  ft.   25%  100 sq. ft.    Middle, Jr. and Sr.  high schools   10 acres + 1  acre per ea.  100  students   40  ft.   40  ft.   40  ft.   40  ft.   40  ft.   25%  100 sq. ft.   * See applicable zone for minimum standards.     (Ord. 3548 § 25, 1/5/2016; Ord. 3272, 2/16/2007; Ord. 3042 § 3 (part) 1/28/2000; Ord. 2861 § 1 (part), 3/17/1995;  Ord. 2668 § 12 (part), 1/17/1992; Ord. 1709 § 1 (part), 12/22/1970)  17.96.055 Administrative conditional use permit.  A. The Director shall consider applications for administrative conditional use permits of uses as specified in the  applicable chapter of the zoning regulations. The Director may grant said permits that 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 Director may refuse to issue a conditional use  permit if the applicable standards for that 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 Director may impose whatever restrictions or conditions they consider essential to  protect the public health, safety and welfare, and to prevent depreciation of neighboring property.   2024-09-11 PC Meeting Packet Pg. 35           Created: 2024‐05‐30 10:17:02 [EST]  (Supp. No. 33, Update 2)    Page 5 of 14  C. Purpose of an administrative conditional use permit: the purpose of an administrative conditional use permit  shall be to assure that the maximum degree of compatibility between uses shall be attained. The purpose of  these regulations shall be maintained with respect to the particular use of the particular site and in  consideration of other existing and potential uses within the general area in which such use is to be located.   17.96.060 Unclassified use permit.  A. The Planning Commission shall consider applications for unclassified use permits of uses possessing  characteristics of such unusual, large‐scale, unique or special form as to make impractical including them in  any zone of classified uses. The Planning Commission may grant said permits that 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 an  unclassified 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 condition it considers  essential to protect the public health, safety, and welfare, and to prevent depreciation of neighboring  property.   C. Purpose of an unclassified use permit: The purpose of an unclassified use permit shall be to assure that the  maximum degree of compatibility between uses shall be attained. The purpose of these regulations shall be  maintained with respect to the particular use of the particular site and in consideration of other existing and  potential uses within the general area in which such use is to be located.   D. The following uses require an unclassified use permit:   1. Aquaculture.   2. Correctional facilities.   3. Gun clubs, skeet shoots, target ranges, and firing ranges.   4. Hydroelectric dams.   5. Oil ports (facilities that will result in the receipt of more than an average of 50,000 barrels per day of  crude or refined petroleum that has been or will be transferred over marine waters).   6. Petroleum refineries, liquefied natural gas and liquefied petroleum gas facilities, energy facilities,  energy plants and their associated facilities and associated transmission facilities such as defined in  Chapter 80.50 RCW.   7. Processing and rendering of animal byproducts.   8. Quarrying and mining.   9. Refuse disposal sites, dumps, sanitary landfills and incinerators.   10. Removal and processing of sand, gravel, rock, peat, black soil, and other natural deposits.   11. Transfer stations for refuse and garbage.   12. Wireless communication support structures that exceed the maximum building height specified by the  particular zone.   13. Other uses possessing characteristics of such unusual, large‐scale, unique or special form as to make  impractical including them in any zone of classified uses.   (Ord. 3272, 2/16/2007; Ord. 3071, § 4 (part), 12/15/2000; Ord. 2861 § 1 (part), 3/17/1995)  2024-09-11 PC Meeting Packet Pg. 36           Created: 2024‐05‐30 10:17:02 [EST]  (Supp. No. 33, Update 2)    Page 6 of 14  17.96.065 Minor deviations.  A. A minor deviation from front, side, and rear yard setbacks, lot coverage, site coverage and height  requirements established in this title may be granted by the Director of Community and Economic  Development or the Hearing Examiner in accordance with the provisions of this section.   B. A minor deviation not greater than 20 percent may be granted by the Director if all of the following findings  are made:   1. The granting of the minor deviation is consistent with the purpose of the zone in which the property is  located and the project is otherwise consistent with the requirements of said zone.   2. Because of special circumstance, the strict application of the zoning ordinance results in an undue  hardship upon the applicant.   3. The minor deviation will not be materially detrimental to the public welfare or injurious to property or  improvements in the vicinity and zone in which the subject property is located.   4. The minor deviation is not greater than ten percent of the requirement being deviated from.   C. A minor deviation of between 20 percent and 30 percent or one and half stories may be granted by the  Director if all of the following findings are made:   1. The proposed deviation is for a multifamily, commercial mixed use, or public facility.  2. The granting of the minor deviation is consistent with the purpose of the zone in which the property is  located and the project is otherwise consistent with the requirements of said zone.   3. Because of special circumstance, the strict application of the zoning ordinance results in an undue  hardship upon the applicant.   4. The minor deviation will not be materially detrimental to the public welfare or injurious to property or  improvements in the vicinity and zone in which the subject property is located.   5. The minor deviation is not greater than 30 percent of the requirement being deviated from.   6. The following standards have been adequately addressed:  a. A neighborhood meeting has been properly noticed and held and concerns have been  documented and addressed in the application.  b. The provision of adequate utilities has been demonstrated.  c. Alternatives to the minor deviation have been documented.  d. A shadow and viewshed impact study have been performed demonstrating no significant impacts  to surrounding properties.  e.  If the proposal is for an increase in maximum building height, the proposal does not qualify for  the building height bonus standards of 17.20.070.  D.  A minor deviation of between 30 percent and 50 percent may be granted by the Hearing Examiner in if all of  the following findings are made:   1. The proposed deviation is for a multifamily, commercial mixed use, or public facility.  2.  The granting of the minor deviation is consistent with the purpose of the zone in which the property is  located and the project is otherwise consistent with the requirements of said zone.   3. Because of special circumstance, the strict application of the zoning ordinance results in an undue  hardship upon the applicant.   2024-09-11 PC Meeting Packet Pg. 37           Created: 2024‐05‐30 10:17:02 [EST]  (Supp. No. 33, Update 2)    Page 7 of 14  4. The minor deviation will not be materially detrimental to the public welfare or injurious to property or  improvements in the vicinity and zone in which the subject property is located.   5. The minor deviation is not greater than 50 percent of the requirement being deviated from.   6. The following standards have been adequately addressed:  a. The provision of adequate utilities has been demonstrated.  b. Alternatives to the minor deviation have been documented.  c. Shadow and viewshed impact studies has been performed demonstrating no significant impacts  to surrounding properties.  d. The application demonstrates that an attempt has been made to reduce all potential impacts  from the deviation to surrounding property owners.   e. If the proposal is for an increase in maximum building height, the proposal does not qualify for  the building height bonus standards of 17.20.070.  E. Any applications that are not granted a minor deviation by the Director of Community and Economic  Development or Hearing Examiner pursuant to this section must obtain a variance through the City's normal  variance procedure as set forth in Chapter 2.52 PAMC.   17.96.070 Hearing and appeal of conditional use,  or unclassified use, or minor deviation  permit applications.  A. Notice and hearing for conditional use, or unclassified use, or minor deviation permits. Upon filing an  application for a conditional use or unclassified use, or minor deviation permit in which the application sets  forth fully the grounds for, and the facts deemed to justify, the granting of a conditional or unclassified use  permit, the Hearing Examiner shall give public notice, as provided in PAMC 17.96.140, of the intention to  consider at a public hearing the granting of a conditional or unclassified use permit.   The Hearing Examiner's decision shall be final unless appealed to the City Council.   B. Decisions. Conditional use or unclassified use, or minor deviation permit decisions issued by the Hearing  Examiner, shall be set forth in writing and shall be accompanied by written findings and conclusions.  Decisions shall be deemed effective upon adoption of the written decision, findings and conclusions. A 14‐ day appeal period shall commence upon such adoption. On the next business day following the effective  date of the decision, or as soon thereafter as practicable, the Department of Community and Economic  Development shall mail copies of the decision, findings and conclusions to the applicant and anyone else  who has in writing requested such notification and shall place a legal notice of decision in the local  newspaper.   C. Appeals.  1. Any person aggrieved by the decision of the Hearing Examiner may appeal the decision to the City  Council.   2. Appeals shall be submitted to the Department of Community and Economic Development in writing  within 14 days following the date of the decision.   3. The City Council shall conduct a closed record hearing on the appeal of the Hearing Examiner's  decision. The Council's decision shall be final unless appealed to Clallam County Superior Court in  accordance with PAMC 17.96.150.   2024-09-11 PC Meeting Packet Pg. 38           Created: 2024‐05‐30 10:17:02 [EST]  (Supp. No. 33, Update 2)    Page 8 of 14  D. Permits void after one year. All conditional use or unclassified use, or minor deviation permits shall become  void one year from the date of granting such permits if use of the land or buildings or applying for necessary  building permits(s) has not taken place in accordance with the provisions in granting said requests.   E. Extensions of approved conditional use, unclassified use, or minor deviation permits. Extensions of approved  conditional use permits shall be considered in accordance with the same procedures as for the original  permit application, provided that the following minimum criteria are met:   1. The use complies with the permit conditions.   2. There have been no significant, adverse changes in circumstances.   Upon written request for an extension submitted to the Department of Community and Economic Development  prior to the expiration of the conditional use permit, said conditional use permit shall be automatically extended  for 90 days to allow the City adequate time to review the extension request.   F. Minor amendment of approved conditional use, unclassified use, or minor deviation permits. A minor  amendment to an approved conditional use permit may be granted by the Director of Community and  Economic Development.   1. A written request for amendment must be submitted to the Department of Community and Economic  Development. A minor amendment may be granted if all of the following findings are made:   a. The amendment does not change the approved conditional use permit by more than ten percent  of the original approval. For those immeasurable changes, of which the ten percent does not  apply, the change shall not increase the intensity of use; and   b. The amendment will not be materially detrimental to the public welfare or injurious to property  or improvements in the vicinity and zone in which the subject property is located.   2. Any applications that are not granted a minor amendment pursuant to this section must obtain an  amendment through the City's normal conditional use permit procedure.   (Ord. 3577 § 1, 3/21/2017; Ord. 3548 § 25, 1/5/2016; Ord. 3272, 2/16/2007; Ord. 3239 § 1, 3/17/2006; Ord. 3042 §  3 (part), 1/28/2000; Ord. 3007 § 5 (part), 1/15/1999; Ord. 2935 § 1, 11/15/1996; Ord. 2911 § 2, 3/29/1996; Ord.  2861 § 1 (part), 3/17/1995; Ord. 2796 § 16, 2/11/1994; Ord. 2668 § 12 (part), 1/17/1992; Ord. 2636 § 18 (part),  5/15/1991; Ord. 2595 § 1, 6/27/1990; Ord. 2503 § 1, 7/27/1988; Ord. 2334 § 3, 4/10/1985; Ord. 1798 § 2,  8/15/1973; Ord. 1709 § 1 (part), 12/22/1970)  17.96.075 Temporary use permits.  A. Purpose, criteria and review authority. The Director of the Department of Community and Economic  Development may authorize temporary use permits for the construction and occupancy of temporary  buildings, including mobile homes, used in conjunction with construction or reconstruction projects, or other  circumstance requiring a temporary installation and occupancy, for a period not to exceed one year. Such  temporary use permits may be located in any zone; provided, required setbacks of the zone where the  temporary use permit is to occur are provided to protect the public health, safety and welfare. Temporary  use permits requested for longer than one year shall conform in every respect to all provisions of these  regulations but must be considered at a public hearing before the Hearing Examiner.   B. Extensions. Upon written request the Director of Community and Economic Development may issue an  extension for a period not to exceed six months. Only one six‐month extension may be granted for each  temporary use permit.   2024-09-11 PC Meeting Packet Pg. 39           Created: 2024‐05‐30 10:17:02 [EST]  (Supp. No. 33, Update 2)    Page 9 of 14  Requests for extensions exceeding six months of previously approved temporary use permits with specified time  periods of authorization shall also be considered at a public hearing before the Hearing Examiner and may be  granted for a period of one to five years, provided that the following minimum criteria are met:   1. The use complies with the permit conditions.   2. There have been no significant adverse changes in circumstances.   C. Appeals.  1. Any person aggrieved by the decision of the Director or Hearing Examiner may appeal the decision as  allowed in sections 2.18.060 and 2.18.065 PAMC.   2. Appeals shall be submitted to the Department of Community and Economic Development in writing  within 15 days following the date of the decision and shall pay and shall remit the fee set by resolution  for such action.   (Ord. 3710 § 1, 3/21/2023; Ord. 3577 § 1, 3/21/2017)  17.96.080 Variances.  A. Review authority. As delegated in section 2.18.060, the City's Hearing Examiner shall be hereby authorized  and directed to hear and decide on all variance applications, with exception to variances pertaining to  parking requirements or standards as described in section 14.40.130.   B. Application requirements. A request for one or more variances must be made by filing an application with the  Department of Community and Economic Development at least 30 calendar days prior to the review  authority's consideration of the application. The application must be accompanied by the materials noted on  the application. The Community and Economic Development staff may require the applicant and/or  representative to furnish such additional written information or supplemental materials as necessary to  enable staff and the review authority to process the application.   C. Criteria and public noticing and hearing requirements.  1. No variance shall be granted by the Hearing Examiner until after a public hearing is adequately noticed  and held, as hereinafter provided, and until after the Department of Community and Economic  Development has found that the provisions of all other ordinances, with which compliance is required,  have been fulfilled. In acting on an application for a variance, the Hearing Examiner shall have and  exercise original jurisdiction in receiving, granting or denying all applications for such variance uses as  provided for in this chapter and shall have the power to place in such permits conditions or limitations  in its judgment required to secure adequate protection to the zone or locality in which such use is to be  permitted. The Hearing Examiner must also find:   a. The variance shall not constitute a grant of special privilege inconsistent with the limitation upon  uses of other properties in the vicinity and zone in which the property on behalf of which the  application was filed is located; and   b. That such variance is necessary, because of special circumstances relating to the size, shape,  topography, location, or surroundings of the subject property, to provide it with use rights and  privileges permitted to other properties in the vicinity and zone in which the subject property is  located; and   c. That the granting of such variance shall not be materially detrimental to the public welfare or  injurious to the property or improvements in the vicinity and zone in which the subject property  is situated.   2024-09-11 PC Meeting Packet Pg. 40           Created: 2024‐05‐30 10:17:02 [EST]  (Supp. No. 33, Update 2)    Page 10 of 14  2. The Department of Community Development shall fix a time, date and place for public hearing on such  application, which date shall not be less than 15 days after notice given in the following manner:   a. By United States mail addressed to the applicant and to the owners of all adjoining or abutting  property. (Property separated from the proposed use by a street, highway or other public road or  alley shall be construed to be adjoining or abutting for the purpose of giving notice; and notices  addressed to the last known address of the person making the latest property tax payment shall  be deemed proper notice to the owner of such property.);   b. By printed notice posted in a conspicuous place at or near the location of the proposed use;   c. By publishing notice thereof in the official newspaper of the City. Such notice shall contain the  name of the applicant or applicants, the legal description of the property involved, the special  property use requested, the date, time and place of the public hearing thereon and shall specify  that any person interested may appear at such public hearing and be heard either for or against  such application.   3. At such public hearing, the Hearing Examiner shall proceed to hear all persons present who desire to  be heard either for or against such application and shall render its decision upon such application at  the conclusion of such hearing or as soon thereafter as reasonably possible. Any building permit  thereafter issued for such property shall be in accordance with and subject to all terms and conditions  contained in the decision of the Hearing Examiner.   4. The Hearing Examiner shall maintain in the office of the Department of Community and Economic  Development full and complete written records of all proceedings, factual findings and conclusions  reached on any and all such applications.   D. Authorization and limitations on approval. Whenever the Hearing Examiner shall authorize the issuance of a  permit for a variance, a building permit and/or occupancy permit must be obtained by the applicant within  one year from the date of the Hearing Examiner's decision. Following one year, the Hearing Examiner's  decision shall cease to be effective. When a variance is denied, a new application for the same variance may  not be submitted for a period of one year following the denial, unless there has been a revised proposal,  significant change in circumstances, or new information becomes available to support a variance.   E. Revocation. In addition to all other penalties prescribed in this chapter whenever, in the opinion of the  Director of Community and Economic Development, any person granted a permit for a variance fails to  comply with all of the terms, conditions or limitations of such permit and of the decision of the Hearing  Examiner authorizing the granting of such permit, he shall issue an order, in writing, requiring that all further  work on the premises or use thereof be stopped until the violation has been corrected. If the violation is not  corrected or if the work on the premises or use thereof is not stopped or suspended until such violation is  corrected, the Director shall give written notice to the owner or occupant of the premises deemed in  violation that the department will apply to the Hearing Examiner for an order revoking the permit for the  variance. Such written notice shall specify the time, the date and place when the department will appear  before the Hearing Examiner to request such revocation and shall advise the owner or occupant of the  premises deemed to be in violation that such owner or occupant is at liberty to appear and be heard with  respect to the request of the department for such revocation. Such notice shall be mailed to the owner or  occupant of the premises deemed in violation, by certified mail with a return receipt requested, at least five  days prior to the date specified in such notice as being the date of the hearing. At the hearing, the Hearing  Examiner shall have the power to sustain or overrule the order of the department and to revoke the permit  granted for such variance. The affirmative vote of the Hearing Examiner shall be necessary before the order  of the department is declared to be overruled. The Hearing Examiner shall keep in the office of the  department full and complete written records of all proceedings, factual findings and conclusions of the  Hearing Examiner in all such hearings.   2024-09-11 PC Meeting Packet Pg. 41           Created: 2024‐05‐30 10:17:02 [EST]  (Supp. No. 33, Update 2)    Page 11 of 14  F. Appeals from Hearing Examiner decision. As outlined in section 2.18.060 of the PAMC, the decision of the  Hearing Examiner is the final decision of the City. In those cases the decision of the Hearing Examiner may be  appealed to Superior Court. The appeal to Superior Court must be filed within 15 days of the date the  Hearing Examiner's decision is issued.   (Ord. 3719 § 1, 9/5/2023; Ord. 3577 § 1, 3/21/2017; Ord. 3272, 2/16/2007; Ord. 2861 § 1 (part), 3/17/1995; Ord.  2742 § 1, 1/29/1993; Ord. 2668 § 12 (part), 1/17/1992; Ord. 1798 § 1, 8/15/1973; Ord. 1709 § 1 (part),  12/22/1970)  17.96.090 Filing fees.  The fees for the filing and processing of applications for all permits required by this title are set forth in a  resolution authorized by Chapter 1.25 PAMC, see Appendix A.   (Ord. 3719 § 1, 9/5/2023; Ord. 2861 § 1 (part), 3/17/1995; Ord. 2789 § 14, 1/1/1994; Ord. 2668 § 12 (part),  1/17/1992; Ord. 2143 § 1, 5/31/1981; 1/17/1992; Ord. 1798 § 3, 8/15/1973; Ord. 1709 § 1 (part), 12/22/1970)  17.96.095 Zoning initiation by the Planning Commission.  On its own action, or if requested by the City Council, the Planning Commission shall cause to be prepared official  controls that, when adopted by ordinance by the City Council, will further the objectives and goals of the  comprehensive plan. The Planning Commission may also draft such regulations, programs and legislation that, in  its judgment, are required to preserve the integrity of the comprehensive plan and assure its systematic execution.  The Planning Commission may recommend such plans, regulations, programs and legislation to the City Council for  adoption.   (Ord. 3272, 2/16/2007; Ord. 2861 § 1 (part), 3/17/1995; Ord. 2668 § 12 (part), 1/17/1992; Ord. 1709 § 1 (part),  12/22/1970)  17.96.100 Amendments.  A. In determining if an amendment to these regulations is needed, the City Council shall give due consideration  to the proper relationship of such amendment to the comprehensive plan and the entire zoning regulations;  it being the intent to retain the integrity and validity of the zones herein described and to avoid any isolated  spot zoning changes in the zoning map.   B. Any amendments adopted by the City Council may be modified from the form in which they were advertised  within the limits necessary to relate properly such amendment or amendments to the zoning regulations.  Final action on such modifications shall be subject to review and report of the Planning Commission prior to  final passage by the City Council.   C. No application for a change of zoning of any lot, parcel or portion thereof shall be considered by the City  Council within one year of the final action of the Council upon a prior application covering any of the same  described land. This provision, however, shall not impair the right of the Council to propose by its own action  any amendment or change in the boundaries of any of the zones in these regulations.   (Ord. 3272, 2/16/2007; Ord. 2861 § 1 (part), 3/17/1995; Ord. 2668 § 12 (part), 1/17/1992; Ord. 1709 § 1 (part),  12/22/1970)  2024-09-11 PC Meeting Packet Pg. 42           Created: 2024‐05‐30 10:17:02 [EST]  (Supp. No. 33, Update 2)    Page 12 of 14  17.96.110 Subdividing.  The Hearing Examiner shall review all proposed subdivisions and shall have the power to approve or deny said  plats and to require any modifications necessary to assure consistency with the comprehensive plan, and to  standards, specifications and regulations established by state law, by City of Port Angeles Subdivision Regulations  (Chapter 16.08 PAMC), and by this title.   (Ord. 3548 § 25, 1/5/2016; Ord. 2861 § 1 (part), 3/17/1995; Ord. 2668 § 12 (part), 1/17/1992; Ord. 1709 § 1 (part),  12/22/1970)  17.96.120 Enforcement.  A. The Director of Community and Economic Development shall have the authority to enforce all provisions of  this ordinance. No oversight or dereliction on the part of the Director of Community and Economic  Development or any official or employee of the City of Port Angeles vested with the duty or authority to  issue permits or licenses shall legalize, authorize, waive or excuse the violation of any of the provisions of this  title.   B. No permit or license for any use, building, or purpose shall be issued by any official or employee of the City  of Port Angeles if the same would be in conflict with the provisions of this title or any other ordinance now in  force referring to this title. Any permit or license so issued shall be null and void.   C. In the event any person, firm, or corporation should use, erect, construct, move, or alter, or attempt to use,  erect, construct, move or alter any property, building or structure in violation of the provisions of this title,  the same is hereby declared a public nuisance and the City Attorney shall have the authority to bring and to  prosecute an action in any court of competent jurisdiction to enjoin such person, firm, or corporation from  continuing such use, erection, construction, moving or altering. If such use, erection, construction, moving,  or alteration is being or has been accomplished, the City Attorney shall enjoin such person, firm, or  corporation from maintaining same.   (Ord. 3272, 2/16/2007; Ord. 3007 § 5 (part), 1/15/1999; Ord. 2668 § 12 (part), 1/17/1992; Ord. 2636 § 14,  5/15/1991; Ord. 1709 § 1 (part), 12/22/1970)  17.96.130 Entry upon private property.  The Building Official, members of the Planning Commission, and the Planning or Public Works staff, in the  performance of their functions and duties, may, on notification, except in an emergency, enter upon any land and  make examinations and surveys. Provided, that such entries and examinations do not damage or interfere with the  use of the land by those persons lawfully entitled to the possession thereof.   (Ord. 3710 § 1, 3/21/2023; Ord. 3272, 2/16/2007; Ord. 2668 § 12 (part), 1/17/1992; Ord. 1709 § 1 (part),  12/22/1970)  17.96.140 Notice of public hearings.  Notice of public hearings required pursuant to this title shall be given as follows:   A. At least 15 days prior to the date of the public hearing, the Department of Community and Economic  Development shall cause notice of the time, place and purpose of the hearing to be published in the  City's officially designated newspaper.   2024-09-11 PC Meeting Packet Pg. 43           Created: 2024‐05‐30 10:17:02 [EST]  (Supp. No. 33, Update 2)    Page 13 of 14  B. In addition to the notice given in subsection A., where the purpose of the public hearing involves a  specific site, notices shall be given as follows:   1. At least 15 days prior to the date of the public hearing, the City shall cause notice of the time,  place and purpose of the hearing to be posted on the site in a conspicuous manner in the form of  a brightly colored notice on a self‐standing sign as provided by the Department of Community  and Economic Development or in such other form as the Department of Community and  Economic Development may direct.   2. At least 15 days prior to the date of the public hearing, the Department of Community and  Economic Development shall cause notice of the time, place and purpose of the hearing to be  mailed to the latest recorded real property owners within at least 300 feet of the boundary of the  site as shown by the records of the County Assessor. The applicant shall provide the Department  of Community and Economic Development with mailing labels for each such property owner.   (Ord. 3272, 2/16/2007; Ord. 2911 § 2, 3/29/1996; Ord. 2668 § 12 (part), 1/17/1992; Ord. 2636 § 18, 5/15/1991;  Ord. 2595 § 2, 6/27/1990; Ord. 1709 § 1 (part), 12/22/1970)  17.96.150 Appeals.  Any appeal of a final decision rendered by the Director of Community and Economic Development pursuant to this  title must be filed with the Hearing Examiner within 15 days of such final decision and include payment of the  appeal fee set forth in a resolution authorized by Chapter 1.25 PAMC or be barred. See Appendix A for fees.   (Ord. 3719 § 1, 9/5/2023; Ord. 3548 § 25, 1/5/2016; Ord. 2990 § 5, 5/15/1998; Ord. 2668 § 12 (part), 1/17/1992;  Ord. 2595 § 3, 6/27/1990)  17.96.160 Code revisor.  The City's Code revisor is authorized and directed to make minor organizational changes to the zoning code  necessary for codification, and to prepare for City Council adoption a codification of the entire City zoning code,  including all zoning code amendments that have been approved by the City Council.   (Ord. 2668 § 12 (part), 1/17/1992; Ord. 2636 § 19, 5/15/1991)  17.96.170 Zoning code amendment.  Application. Any person wishing to apply for an amendment to this zoning ordinance must submit a completed  application and a filing fee as set forth in a resolution authorized by Chapter 1.25 PAMC (see Appendix A) to the  Department of Community and Economic Development, together with any information necessary to comply with  the requirements of the State Environmental Policy Act (SEPA) Chapter 43.21C RCW.   (Ord. 3719 § 1, 9/5/2023; Ord. 3272, 2/16/2007; Ord. 2932 § 35, 10/11/1996; Ord. 2861 § 1 (part), 3/17/1995;  Ord. 2668 § 12 (part), 1/17/1992; Ord. 2636 § 19, 5/15/1991)  17.96.180 Penalties.  Any person, firm, or corporation violating any provisions of this title shall be guilty of a misdemeanor, and upon  conviction thereof shall be punishable by a fine of not more than $500.00 or by imprisonment for a term not to  exceed six months, or by both fine and imprisonment. Such person, firm, or corporation shall be deemed guilty of a  2024-09-11 PC Meeting Packet Pg. 44           Created: 2024‐05‐30 10:17:02 [EST]  (Supp. No. 33, Update 2)    Page 14 of 14  separate offense for each and every day during any portion of which any violation of this title is committed,  continued, or permitted by such person, firm, or corporation, and shall be punishable as herein provided.   (Ord. 2668 § 12 (part), 1/17/1992; Ord. 1709 § 1 (part), 12/22/1970)  Editor's note(s)—Ord. 3577 § 1, adopted Mar. 21, 2017, deleted Table A, the table following § 17.96.180, entitled,  "Conditional Uses in Residential Single‐Family Zones that have Special Developmental Standards," which  derived from Ord. 3332 § 11, adopted April 25, 2008. See § 17.94.065.     2024-09-11 PC Meeting Packet Pg. 45