HomeMy WebLinkAbout2147Y I. A. 730 eae ..
ORDINANCE NO. a /47
AN ORDINANCE of the City of Port Angeles
reclassifying property on the north side
of Georgiana Street, between Race and
Washington Streets, from RS -7 to OC.
WHEREAS, the Planning Commission of the City of Port
Angeles has held a public hearing and recorded its recommendation
to the City Council in the Planning Commission Minutes of May 13,
1981; and
WHEREAS, the requirements of the State Environmental
Policy Act have been met; and
WHEREAS, the City Council, after a public hearing, finds
that said rezone would be in the best interests of the City and of
its citizens and in keeping with the Comprehensive Plan; now,
therefore,
BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF PORT
ANGELES as follows:
Section 1. The Official Zoning Map and Ordinance No.
1709 are hereby amended to change the zoning of the following des-
cribed property from RS -7, Single- Family Residential, to OC, Of-
fice Commercial District:
Lots 33, 34 and 35, Perkin's Subdivision of
Lot No. 32, according to plat thereof re-
corded in Vol. 1 of Plats, page 38, records
of Clallam County, Washington.
Section 2. The City Clerk is hereby directed to attach
a copy of this Ordinance to the Official Zoning Map and to file a
certified copy of this Ordinance with the Clallam County Auditor.
PASSED by the City Council of the City of Port Angeles
at a regular meeting of the Council held on the 2nd day of June,
1981.
ATTEST:
Marian C. Parrish, City Clerk
APPROVED AS TO FORM:
Craig Miller, City Attorney
LISHED:
g
STATE OF WASHINGTON )
ss
County of Clallam
I, the undersigned City Clerk of the City of Port Angeles, Washington,
do hereby certify that the hereto attached
"City of Port Angeles Ordinance No. 2147, Rezone,"
is a true and correct copy of the document (s) •indicated above.
WITNESS my hand and official seal this day of
•
19S/
City Clerk of the City of Port Angeles,
Washington
4)/\( aNjA4'1-1-4
MEMORANDUM
May 28, 1981
TO: City Council �. J
��r
.FROM: Planning ,Departmer� � f/ i I _.
r
RE: Baker`Rezone - RZ- 81(5)4 - Rezone of 10,500 square-feet
at 909 Georgiana Street
On Wednesday, May 13th, the Planning Commission recommended 5 - 1
to approve Dr. Baker's application to rezone 10,500 square feet at
909 Georgiana Street from RS -7 (Single - Family Residential) to OC
(Office. Commercial). The Commission majority stated the following
findings of fact:
1. The rezone supports the concept of concentrating specialized
City -wide medical services functionally near the Hospital,
as suggested in Commercial Policy No. 16.
2. It will also contribute to the clustering of a commercial
activity, as suggested in Commercial Policy No. 2.
3. The rezone will achieve Land Use Objective No. 2 by leading
to the grouping of similar and functionally related land
uses.
4. Achievement of Comprehensive Plan Policies and Objectives
is in the interest of the community and general public.
The minority reason was opposition to rezoning the Hospital area
in a time - consuming piece -meal fashion, although the minority
voter supported this specific rezone.
Copies of the minutes of the Planning Commission discussion of
this item, the staff report and application are attached for your
review.
(If the Council concurs with the majority recommendation, it could
cite the Commission's findings as its findings of fact.)
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- 5 -13 -81
•
REZONE HEARING - BAKER. Request to rezone 10,500
square feet from RS-7 (Single- Family Residential)
to OC (Office Commercial). Location: 909
Georgiana Street.
Mr. VanHemert reviewed the staff report; Chairman Brewer
opened the public hearing. .
Dr. Baker had nothing further to add. The Commission in-
quired about neighborhood concern and was told that none
was evidenced. Chairman Brewer closed the public hearing.
Mr. Bennett commented that there is a shortage of available
office space for doctors, and the area near the Hospital
would be the natural place for such uses. Mr. Whidden ob-
served that although medical and dental offices are being
encouraged to .locate near the Hospital, many of them have
selected sites-on Eighth Street. Mr. Carr agreed; but said
that the more specialized medical practices require proxim-
ity to the Hospital.
Mr. Downie moved to recommend approval of the rezone request,
citing the following findings of fact: -
1. The rezone- supports the concept of concentrating
specialized City -wide medical services functionally
near the Hospital, as suggested in Commercial Policy
No. 16..
2. rt will also contribute to the clustering of a com-
mercial activity, as suggested in Commercial Policy
No. 2.
3. The rezone will achieve Land Use Objective No. 2 by
leading to the grouping of similar and functionally
related land uses.
4. .Achievement of Comprehensive Plan Policies and Ob-
jectives is in the interest of the community and
general public.
Mr. Anderson seconded this motion, which passed 5 - 1 with
Mr. Bennett voting "no" because he was opposed to rezoning
the area in a time - consuming piece-meal fashion, although
he supported this specific rezone.
F.
CITY OF PORT ANGELES
Planning Department
107 North Oak Street
Port Angeles, Washington
May 8, 1981
STAFF REPORT - Baker Rezone - File No. RZ- 81(5)4
1. PROPOSAL:
Request to rezone 10,500 square feet from RS -7 (Single -
Family Residential) to OC (Office Commercial).
2. LOCATION AND EXISTING DEVELOPMENT:
The parcel proposed for rezone consists of three small (25')
lots totaling 10,500 square_ feet in area. The parcel currently
has a single - family residence situated on it. Georgiana Street
provides the primary access to the lot and there is also an im-
proved alley to the north. The parcel is zoned RS -7, Single -
Family Residential. The lots to the east, west and south are
also zoned RS -7, and there are existing homes on each of these
lots. The two -block area to the north and east of the site is
in a Residential Buffer District. The primary uses of this area
are medical offices, clinics and medical specialty and related
uses._ Further to the north lies Olympic Memorial Hospital,
which- is located -in a PEP District. There is an additional doc-
tor's office, zoned RB, at the intersection of Washington and
Georgiana Streets. About one block to the west, on the south
side of Georgiana, there is another medical office. The East
First /Front Street commercial strip to the south is zoned CAD
and-CAD-R.
3. COMPREHENSIVE PLAN:
The following Comprehensive Plan Policies and Objectives are ap-
plicable to this application:
Commercial Policies Nos. 2, 3, 4 and 16 (pp. 34 and 36):
2. The City should retain the commercial "T" as the major
commercial activity area of the community. All other
commercial development activity should follow a cluster
configuration rather than a strip pattern.
3. Commercial areas should be buffered to minimize the
impact on adjacent uses.
4. Commercial strip development along arterials should be
discouraged.
•
File No. RZ- 81(5)?
Staff Report
Page 2
16. Specialized and city -wide oriented medical and dental
operations should be as functionally near the hospital
as possible.
Land Use Objectives Nos. 1 and 2 (pp. 46 --7):
1. To encourage the most appropriate use of the land in
Port Angeles.
2. To group together similar and functionally related
land uses; to prevent land use conflict resulting
from the unplanned intermingling of incompatible
uses.
In the interests of conciseness, the entire Plan has not been
cited. However, the full intent of the Comprehensive Plan is
considered in this analysis.
4. ENVIRONMENTAL REVIEW:
A. Declaration of Nonsignificance has been issued on this pro-
posal and is on file with the City.
5. STAFF ANALYSIS AND RECOMMENDATION:
The area in the vicinity of the Hospital has been subject in
the recent past to the development of medical offices, clinics
and related uses -. These developments have resulted in periodic
requests for rezone of properties in this vicinity. Most
recently, two lots at the intersection of Washington and
Georgiana were rezoned to RB in 1979 (Witham, No. RZ- 79(3)1)
and a'medical office was subsequently constructed. In 1978,
four lots at the intersection of Caroline and Chambers were
rezoned to RB (Gass /Cannon, No. RZ- 78(3)1). Another applica-
tion to the west of the subject parcel (BJSS /Hegge, No.
RZ- 78(4)1) was not pursued in 1978 because an EIS was required.
Commercial Policy No. 16 supports the concept of locating City-
wide medical and dental operations near Olympic Memorial Hos-
pital. Implicit in this Policy is that a concentration of medi-
cal services in this location will provide the environment for
the sharing of medical resources and facilities among the vari-
ous users. Proximity to the Hospital and to one or another
medical facility will also enable the general public to have
access to a variety of services and medical needs in one gen-
eral location. Such "one-stop shopping" will reduce travel
time and distances to the general public seeking medical ser-
vices.
File No. RZ -81(5)
Staff Report
Page 3
The basic concept of spatial proximity to the Hospital for a
variety of personal medical services thus encourages the loca-
tion of functionally related land uses, as suggested in Land
Use Objective No. 2. In addition to proximity to the Hospital
and other medical services, the parcel proposed for rezone will
contribute to a spatial clustering of office and related uses,
assuming that the property in question will be used for medical.
offices. Spatial clustering of like land uses is suggested by
-Commercial Policy No. 2.
There is the question of compatibility with the existing resi-
dential development adjacent to Georgiana Street and elsewhere
in this vicinity. The continued advance of office uses into
this area will contribute to increased traffic, both vehicular
and pedestrian, on the street system. Race Street, about 100
feet to the west of the subject parcel, provides arterial ac-
cess to the Hospital area and presumably will be the primary
arterial access to the subject property, as well.
However, a rezone of this site will introduce additional non-
residential traffic on this segment of Georgiana Street. An
additional impact on adjoining and nearby residences will be
that of the visual change resulting from a change of land use
from residential to the more intensive uses permitted by the
Office Commercial District, The more intensive development of
this parcel likewise will be manifested in greater lot coverage
by.structures and off- street parking.
From the perspective of the whole community, there is evidence
of additional demand for land permitting those uses allowed in
the OC District. - -The Commission has been confronted with recent
rezone requests for residential buffer elsewhere in the City,
even though probably about 40% of commercially zoned land com-
munity -wide is now either vacant or being used for non- commer-
cial purposes. Within the RB District immediately to the north
of the subject parcel, approximately 80% of this land is being
used for medical offices, clinics and related uses. This sug-
gests that unless additional land is provided in the vicinity
of the Hospital., those uses preferring an Office Commercial lo-
cation -will filter into prezoned commercial areas more distant
from the Hospital. If this were to take place, the dispersion
of OC uses would be disfunctional insofar as achieving Commer-
cial Policy No. 16 and_Land Use Objective No. 2.
Since the subject parcel is bounded by residentially zoned land
on three sides, it may appear to be a non - residential intrusion
into a residential- district. However, since it is bounded by
RB to the north and is supported by Comprehensive Plan Policies,
Ithis extension probably is not a spot rezone. As indicated
above,. the area immediately south of the Hospital has, in the
recent past, undergone an evolutionary change in land use. In
planning theory, such a change from less intensive to more in-
tensive uses and the resulting outward expansion of the more
File No. RZ- 81(5)4'
Staff Report
Page 4
intensive uses is known as "succession ". To the extent that
such land use succession is orderly, complies with the Com-
prehensive Plan, 'and results in benefits to the community as
a whole, even though negative impacts will be felt upon the
immediately adjacent uses, the rezone may be justified.
In summary, the rezone request appears to be compatible with
several Comprehensive Plan Policies and Objectives, and the
general benefit to the community is of a greater magnitude than
the immediate negative impacts on adjoining land uses. The
Department recommends that this rezone be granted. If the Com-
mission concurs, the following-are appropriate findings of
fact:-
1 The rezone supports the concept of concentrating special-
ized City -wide medical services functionally near the
Hospital, as suggested in Commercial Policy No. 16.
2. It will also contribute to the clustering of a commercial
activity, as suggested in Commercial Policy No. 2.
3. The rezone will achieve Land Use Objective No. 2 by lead-
ing to the_grouping of similar and functionally related
land uses.
4 Achievement of Comprehensive Plan Policies and Objectives
is in the interest of the-community and general public.
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LEGEND
. BJSS/Hegge Rz-18(01 - Tabled 4-26-78
for preparation of EIS - not done.
.4101ather - CUP-75(5)1 - Approved for Home
Occupation 5-20-75.
. Witham - RZ-79(3) 1 - Approved for RB
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Cass/Cannon - RZ-78(3)1 - Approved for
RB 5-16-78
1. Name:
CITY br PORT .ANGELES
REZONE APPLICATION
571 nit g Ko-k,
File
Phone: tic-9— o j
Address: oo ;. a -�iJl rD g2-17- c ,g 5
Da- ime
'Phone: 5i171442_
2. Con'.acr Person:
3. Owner
Phone: SA-7144i..
(If applicant is not the owner, attach a signed and dated statement
from the owner certifying the owner is aware of the rezone appli-
cation)
4. Location of Rezone- Property
5_
5. .Legal . Description L,iT 5 3 3) 3.4- , .3 5-
Su ' j:)..1 1 a r4 L07- ,AJo.8 3 a. c- onpij.,.
g' Z. (R,A i I /^F Uo I- 1 a P1-1-`� ` Pr9
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6. Size of Property /0) 5-0(1) squar eL feet or.
7. Existing Zoning-::": R 5 --
8. Requested Zoning Q FFi G_ iii cM a/2UA L-.
9 . Justification for Zone Change / h o p a�_��� 5 7
tio PTN J P.o55 tLLL7, ,MW FTie -S5 41542,c55 Size Tb
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Fiza '714-F� t . o Sr 671fi`� Tb f o, T 'T- 6
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acres.
- �
NOTE: The attached Environmental Checklist must be completed before
Your application can be processed (WAC 197,10.30).
10. I CERTIFY that all the statements above are true to the best of my
knowledge. I understand that false statements shall be sufficient
cause for invalidating the application.
P-
Signature of Applicant
3 /26/1'
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Date
FILE No. 1QZ r 5 l a)
DATE F_C•D 3 - 27- /
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