HomeMy WebLinkAboutMinutes 01/24/2001
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WAS H I N G TON, U. S. A.
AGENDA
PLANNING COMMISSION
321 East Fifth Street
January 24, 2001
CALL TO ORDER
7 p.m.
TI. ROLL CALL
III. APPROVAL OF MINUTES: Meeting of January 10,2001.
IV. CONTINUED PUBLIC MEETINGS:
1.
REZONE REQUEST - REZ 01-01 - MORNINGVIEW DEVELOPMENT.
Southeast corner of Lindberg Road and Golf Course Roads: Request for rezone
of approximately 9+ acres from RS-9, Residential Single Family, to RHD,
Residential High Density. (Continued from January 10, 2001.)
2. REZONE REOUEST - REZ 01-02 - VIRGINIA MASON CLINIC. Southwest
corner or Vine and Seventh Streets: Request for rezone of two Townsite lots from
RS-7, Residential Single Family, to CN, Commercial Neighborhood. (Applicant
has withdrawn this application.)
V. COMMUNICATIONS FROM THE PUBLIC
VI. STAFF REPORTS
Continued discussion - Proposed DRAFT Telecommunications Ordinance information.
VII. REPORTS OF COMMISSION MEMBERS
VIII. ADJOURNMENT
PLANNING COMMISSIONERS: Fred Hewins (Chair,), Linda Nutter (Vice Chair);Bob King, Fred Norton, Bob Philpott, Charles Schramm, Mary Craver
PLANNING STAFF: Brad Collins, Planning Director; Sue Roberds, Planning Specialist.
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MINUTES
PLANNING COMMISSION
Port Angeles, Washington 98362
January 24, 2001
7:00 p.m.
ROLL CALL
Members Present:
Fred Norton, Linda Nutter, Fred Hewins, Mary Craver,
Charles Schramm
Members Excused:
Bob Philpott (One vacancy)
Staff Present:
Brad Collins, Sue Roberds, Debra Barnes, Ken Dubuc
Public Present:
Terry Larson
APPROVAL OF MINUTES
Commissioner Nutter moved to approve the January 10, 2001, meeting minutes as
presented. Commissioner Norton seconded the motion which passed 3-0 with
Commissioners Craver and Schramm abstained due to absence at the meeting.
. CONTINUED PUBLIC MEETINGS:
REZONE REQUEST - REZ 01-02 - VIRGINIA MASON CLINIC. Southwest
corner of Vine and Seventh Streets:
Associate Planner Debra Barnes noted that the applicant has withdrawn the application.
REZONE REQUEST - REZ 01-01 - MORNINGVIEW DEVELOPMENT.
Southeast comer of Lindberg Road and Golf Course Roads: Request for rezone of
approximately 9+ acres from RS-9, Residential Single Family, to RED, Residential
High Density. (Continued from January 10, 2001.)
Planner Barnes reviewed staffs report recommending approval of the rezone as proposed
and responded to questions regarding school enrollment data, sewer capacity, and other
utility improvements in the area. Information regarding school enrollment impacts was not
considered in analysis of the rezone application as the applicant has not submitted
development plans at this point.
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In responding to a question from Commissioner Norton, Terry Larson, David Evans and
Associates, 3700 Pacific Highway East, Suite 311, Tacoma, WA 98424, stated that the sewer
capacity along Golf Course Road and Lindberg Roads is adequate to serve a high density
development on the site through a recent utility improvement project. The development is
intended to be high quality and will provide access for properties to the south that currently
travel across the site for access. It is intended that there will be an access off Golf Course
Planning Commission Minutes
lammI}' 24.2001
Page 2
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Road and off Lindberg Road. There is not much demand for single family development
within the City at this time. The site will probably be developed as a multi-family
development. The Bonneville Power Administration easement restricts development of the
south portion ofthe property.
Commissioner Nutter expressed concern that the property is located in the area where the
crosstown traffic route is planned, that a high density development will cause increased
enrollment in the school system that has not been analyzed, and that the area is already
developed with a good deal of high density uses. Such a proposal will ultimately be costly
to the City's residents in terms of an increase in expected services.
Commissioner Norton moved to recommend approval of the rezone as proposed citing
the findings and conclusions as follows:
Findings:
1.
The rezone is proposed by a property owner, Heerschamp Family L.L.C. for a change
in the zoning designation from Residential, Single Family (RS-9) to Residential,
High Density for one parcel ofland located at the southeast corner of Lindberg and
Golf Course Roads. The legal description of the property is as follows:
The West 4.5 acres of the Northeast quarter of the Southwest quarter of the
Northwest quarter and the North half of the Northwest quarter of said Southwest
quarter of the Northwest quarter of Section 13, Township 30 North, Range 6 West,
WM., Clallam County, Washington, excepting the North 20 feet and the West 30 feet,
and the portion conveyed to the City of Port Angeles in Auditor File No. 1997
1000500.
2.
The proposal encompasses a small area between the Bonneville Power
Administration electrical transmission lines and Peninsula Golf Club.
3.
The applicant previously requested a change the Comprehensive Plan Land Use
designation for the subject property from Low Density Residential (LDR) to High
Density Residential (HDR), under CPA 00-03 which was approved by the City
Council,
4.
The proposed Zoning Map amendment would increase the vacant, buildable high
density residential land available in the City by approximately 9 acres and reduce the
vacant, buildable, low density residential land availability by the same.
5.
The most recent land use analysis in Port Angeles was summarized in the
Community Profile Section of the Comprehensive Plan. This section states that there
are 12 acres of buildable areas zoned high density residential multi-family lands, as
compared to 491 acres of buildable areas zoned low density residential. The low
density residential zoning designations comprises approximately 46% of the total
land base within the City limits, as compared to 4% ofthe high density residential.
Planning Commission Minutes
Jam/my 24.2001
Page 3
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6. The Clallam County Housing Needs Assessment (1999) indicated that there were
1,878 multi-family rental units in 1998. According to the Washington State Office
of Financial Management, the City's April 2000, official population estimates were
based on 78% single family and 22% multi-family housing units with a declining
household size. The trend in single family and multi-family housing percentages in
other communities also indicates increasing needs for multi - family zoned land, There
have been minimal changes in the City's development in the second half of the
decade of the 1990's.
7. The Comprehensive Plan has been reviewed with respect to the proposed
amendment, and the City's Comprehensive Plan Growth Management Element Goal
A, Policies A.ld, Land Use Element Goal Band C, Policy C.I-C.4, Utility and
Public Services Goals A and D, Policies A.I, D.l, D.11, Housing Element Goal A,
Policy A.5, Capital Facilities Element Goal A, Policies A9 and Al 0, and Economic
Development Goals B and Policy B.5 were found to be the most relevant. These
goals and policies encourage a variety of residential opportunities and densities
within a community of viable districts and neighborhoods, creating the desired urban
design ofthe City where housing in available and affordable.
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8.
The properties in the area along Golf Course Road were annexed into the City
several years ago, and a Utility Local Improvement District (UUD) was formed
to provide sewer services.
9. Although the subject area is served by Lindberg and Golf Course Roads, both of
which are arterial streets, roadway improvements will be needed at the time of
development for City street standards to be met and projected traffic demand to be
satisfied. In addition, compliance with all other requirements set forth by the
P AMC will be necessary at the time of development of the subject property.
10. The Comprehensive Plan goals and policies also direct that utility services be
provided in an efficient and cost-effective manner, distributed equitably across the
City, and designed for the maximum planned density and/or land use intensity of
a gIven area.
11. There are several other High Density Residential designations in the vicinity of
the subject area adjacent to the Peninsula Golf Club, including Melody Lane and
DelGuzzi Drive.
12. A Determination of Non Significance was issued per WAC 197-11-355 on May
23, 2000.
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13.
The public comment period for this application concluded December 27,2000,
during which time, no comments were received.
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Planning Commission Minutes
Jmlr/aT)' 24, 2001
Page 4
Conclusions:
A. The proposal to change the Residential, Single Family (RS-9) zoning designation
at the southeast comer of Golf Course and Lindberg Roads to Residential, High
Density (RHD) is consistent with the City's Comprehensive Plan Map,
Comprehensive Plan Growth Management Goal A and Policy A.l.d, and Land
Use Element Goals Band C, Policies C.I-C.4, Utilities and Public Services
Element Goals A and D, Policies A.l, D.l, and D.ll, Housing Element Goal A
and Policy A.S, Capital Facilities Element Goal A and Policies A.9 and 1.10, and
Economic Development Element Goal B and Policy B.s.
B. Medium and high density housing should be located in areas of the community
most suitable for such uses, based on existing services, public facilities, and
transportation.
C. High density housing could be deemed a transitional use between the Bonneville
Power Administration electrical transmission lines and the golf course without
adversely impacting the residential nature of the housing and vacant lands in the
area.
D.
The proposed Zoning map amendment is consistent with other developments in
the Peninsula Golf Course area which are oriented to retirement and recreational
interests.
E. The City's action on Zoning Map Amendment REZ 01-01 is consistent with the
established procedures for amending the Zoning Code set forth in Section
17.96,100, Port Angeles Municipal Code.
Commissioner Craver seconded the motion which passed 4 - 1 with Commissioner
Nutter voting in the negative. She stated that her negative vote was due to the
reasons previously discussed.
COMMUNICATIONS FROM THE PUBLIC
None.
STAFF REPORTS
Continued discussion - ProDosed DRAFT Telecommunications Ordinance
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information.
Planning Specialist Sue Roberds noted that the previous discussion on the proposed draft
resulted in questions concerning the Unclassified Use Permit (UUP) process and staffs
proposal to consider telecommunication towers in residential areas as a UUP. She noted
that the latest draft contains added information regarding the UUP application process,
and clarified that a use permitted by a UUP is not a permitted use. UUP applications are
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Planning Commission Minutes
JmllJmy 24, 2001
Page 5
reviewed for proof of substantial need for a particular use in the requested zone. It is
staffs suggestion that tower sitings be through the UUP process rather than by specific
zones. Issues such as landscaping or stealth design would be incorporated into such an
application process.
Director Collins further explained the UUP process and noted that the Planning
Commission may refuse to issue a permit if it is not satisfied that the proposal will
comply with the character and purpose of the zone in which it is proposed. The
alternative is to prohibit towers in certain zones which would result in a complicated
process if such a use is identified as being needed in a prohibited zone in the future.
There are residential areas within the City that may be more appropriate for a tower use
than in some highly visible commercial areas. Staffs proposal addresses those instances.
A lengthy discussion of telecommunication facilities proposed for exemption resulted in
staff being directed to review specific FCC exemptions for compliance. It was suggested
that the exemption table be reworked for clarity and intent. Additional wording regarding
enforcement of the section proposed to address abandoned poles was also discussed.
Separation distances were discussed with regard to possible reduction in some instances
where towers are permitted to allow for grouping.
REPORTS OF COMMISSION MEMBERS
Planner Barnes reminded Commissioners of the American Planning Association's Winter
Conference on January 27,2001,9 a.m., Guy Cole Convention Center, Sequim. She
encouraged those who could attend to do so.
ADJOURNMENT
The meeting adjourned at 9:25 p.m.
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Fred Hewins, Chair
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Brad Collins, Secretary
PREPARED BY: S. Roberds
CITY OF
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