HomeMy WebLinkAboutMinutes 02/11/1998
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HEARING DEVICES ARE A V AILADLE FOR THOSE NEEDING ASSISTANCE.
AGENDA
CITY OF PORT ANGELES
PLANNING COMMISSION
321 East Fifth Street
Port Angeles, W A 98362
February 11, 1998
7:00 p.m.
I. CALL TO ORDER
II. ROLL CALL
III. APPROVAL OF MINUTES: Meeting of January 28, 1998
IV.
PUBLIC HEARINGS:
1. SHOJlliLINF: SUST ANTIALJ)EVEOMENT PE~Mll8.:.o1-
DAISHOWA AMERICA,~2Marine-Dr:iYe.:. Proposal to construct a new
main water line to replace the original line in the shoreline area to serve the
mill site. The site is located in the Ill, Industrial Heavy zone.
2. REZONE APPLICATION - REZj!8dl1..=..SKERBEC.K,.Nortb.w.est comer
oiLaur.eland ThirdBJreds..:. Request to rezone two lots located in the RHD,
Residential High Density zone, to CO, Commercial Office.
V. OTHER BUSINESS
REYIEW_OYfRO.P...OSEUAMENDMErIT.I.O_CONDITIONAL USE
URMIT - CUUJ~3-=..GERMAN, 17..0.4 Melody_Ci.r.cle,
VI. COMMUNICATIONS FROM THE PUBLIC
VII. STAFF REPORTS
VIII. REPORTS OF COMMISSION MEMBERS
IX.
ADJOURNMENT
PLANNING COMMISSION: Tim Gcmlan. ( Chair), Dean Rced (Vice), Bob King. Cindy Souders, Linda Nutter, Mary Craver, Martie Lucas.
STAFF: Brod Collins. Director, Sue Roberds Planning Specialist, David Sawyer, Senior Planner.
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MINUTES
PLANNING COMMISSION
Port Angeles, Washington 98362
February 11, 1998
7:00 p.m.
ROLL CALL
Members Present:
Linda Nutter, Fredric Hewins, Cindy Souders, Tim
German, Dean Reed, Mary Craver
Member Excused:
Bob King
Staff Present:
David Sawyer, Sue Roberds, Dan McKeen
Public Present:
Larry McHone, Bruce Beane
APPROVAL OF MINUTES
Commissioner Souders moved to approve the minutes of the January 28,1998, meeting
as submitted. The motion was seconded by Commissioner Hewins and passed 3 - 0
with Commissioners Craver, Reed, and German abstaining.
PUBLIC HEARING
Commissioner Reed excused himself from the proceedings as he is an employee of Daishowa
America.
SHORELINE SUSTANTIAL DEVELOPMENT PERMIT - SMA 98-01 -
DAIS HOW A AMERICA. 1902 Marine Drive: Proposal to construct a new main
water line to replace the original line in the shoreline area to serve the mill site. The
site is located in the ill, Industrial Heavy zone.
Senior Planner David Sawyer reviewed the Planning Department's staff report recommending
approval of the request with conditions. Chair German opened the public hearing.
Bruce Beane, P. O. Box 271, Port Angeles) WA, Project Engineer for Daishowa America)
supported the proposal and was present for questions. He stated that the original water
service to the mill was by a wooden pipe system constructed in the 30ts. The service was
replaced by a concrete pipe line in the 60's which was placed parallel to the old wooden
piping. The proposal is to replace the wooden piping with new modem materials and abandon
the existing concrete structure which is badly deteriorated in place, therefore, no area
presently undisturbed should be disturbed during the construction.
In commenting on a letter received by stafffrom the Lower Elwha KlaUam Tribe, requesting
that a Tribal member be able to observe the proposed construction activities, he stated that
the mill is anxious to continue working independently with the Tribe and will respond to its
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Planning Commission Minutes - Febmary I J, J 998
Page 2
request through proper channels. There are insurance and safety measures which must be
complied with prior to visitors being in construction areas on the mill site.
Commissioner Craver expressed concern that the existing concrete pipe will be abandoned
in place and not removed from the shoreline area.
There being no further comments, Chair German closed the public hearing.
Commissioner Souders moved to continue the Commission's final action to the
February 25, 1998, meeting to allow the SEPA process to be completed on this issue.
The motion was seconded by Commissioner Nutter and passed 5 - O.
Commissioner Reed returned to the room.
PUBLIC MEETING
REZONE APPLICATION - REZ 98-01 - SKERBECK. Northwest corner of
Laurel and Third Streets: Request to rezone two lots located in the RHD, Residential
High Density zone, to CO, Commercial Office.
Planner Sawyer reviewed the Planning Department's report recommending denial of the
proposed rezone and used the overhead projector to identify specific uses in the area,
specifically between Laurel Street and Oak Streets and from Second to Eighth Streets
indicating that the general area consists of a mix of multi-family and single family uses.
Commissioner Craver believed that it would be difficult to justify denial ofthe request given
the existing commercial uses in the area including the dentist's office directly south across the
street from the proposed location.
Commissioner Hewins noted that with the vacation of Fourth Street during the Safeway
construction, a loop of traffic now exists which funnels traffic north and south on Laurel
Street. Commercial Office uses along the west side of Laurel Street could act as a buffer to
the residential uses west of those properties,
Commissioner Reed posed the question as to what would then define the border limiting
commercial encroachment west of Laurel Street to the residential uses in that area. He
suggested that Fifth Street could be identified as an north/south boundary with Laurel Street
acting as the east/west border of the commercial area perhaps two to three lots deep. He
could not support commercial uses south of Fifth Street along Laurel at this time.
Even given other development in the proposed area, Commissioner Nutter expressed concern
that there is plenty of other property available for development that is zoned for office use and
therefore it is not absolutely necessary to rezone the property in question at this time for
office use.
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Planning Commission Minutes - February 11,1998
Page 3
Commissioner Craver pointed out that the area proposed exists in the "gray" area between
use designations on the City's Comprehensive Plan Map and therefore was designated as
being available either for commercial or residential development. She believed that
designation supports the current proposal. The Comprehensive Map does not allow for
further encroachment west of Laurel from the proposed site into the residential areas.
Commissioner Craver noted that other rezones to commercial have occurred in the area along
Laurel Street north of Fifth Street. Properties in that location are subjected to traffic impacts
from the existing commercial uses, and therefore, this would not be an area that would
experience negative impacts from the proposed rezone. The property along the west side of
Laurel Street to Fifth Street is currently developed with a mortuary, dentists' office, the main
U.S. West utility substation.
Following continued discussion, Commissioner Reed moved to forward a
recommendation of approval of the proposed rezone to the City Council citing the
following findings and conclusions:
Findings:
Based on the infonTIation provided in the public record including the application file, the staff
report, comments made received during the public comment period, and the Planning
Commission's deliberation, the City of Port Angeles Planning Commission hereby finds:
1. The proposal is to rezone two lots (Lots 19 and 20, Block 53, Townsite of Port
Angeles), approximately 14,000 square feet of property, from RHD, Residential High
Density, to CO, Commercial Office (Attachment A of staff report).
2. The subject property falls within the undesignated area between the Commercial
designation to the east of Laurel Street and the High Density Residential designation
to the west of Laurel Street.
3. In 1980, the City approved two similar rezones in the area, REZ 80(5)2-Chance and
REZ 80(7)7-Taylor.
'4. The adjacent properties are developed with the following uses:
To the north:
To the south:
To the east:
To the west:
motel;
dentist office;
mixed office and commercial uses; and
single-family residences.
5. Other uses along the west side of Laurel Street include a church, a power substation,
dental office, motel, a mortuary, apartments, and single family homes.
6.
The existing neighborhood was originally developed with single-family homes but has
been zoned for high density residential since 1971. Over the years, several properties
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Planning Commission Minutes - Febrnary 11. 1998
Page 4
have been developed with multi-family units, this has resulted in the neighborhood's
current mixture of primarily single-family homes and scattered multi-family units.
7.
The site is level and is currently developed with two single family homes.
8.
Neither Laurel Street or Third Street is designated as an arterial street.
9.
The City adopted a revised Comprehensive Plan in 1994 which established the district
and neighborhood concept.
10.
The City revised its Zoning Map in 1995 for the purpose of bringing it into
compliance with the Comprehensive Plan and its Land Use Map.
11.
The SEP A Responsible Official adopted a Determination of Non-Significance on
January 30, 1998 (attached as Attachment B).
12.
The north half of Lots 19 and 20, Block 53, Townsite of Port Angeles is owned by
Lara Green.
13.
The south half of Lots 19 and 20, Block 53, Townsite of Port Angeles is owned by
Janet Norris.
14.
Dr. Ben Skerbeck has an option to buy the south half of Lots 19 and 20, Block 53,
Townsite of Port Ange]es which is owned by Janet Norris.
]5. The properties along Laurel Street north of Fifth Street are already subject to
additional traffic and other impacts resulting from commercial uses.
16. Property along the west side of Laurel Street north of Fifth Street is currently
developed with a mixture of non-residential uses including a mortunary, a utility
substation, a motel, and a dental office.
17. Public notification regarding the proposed rezone was provided per Section 17.96.140
with notices provided to surrounding property owners and in the Peninsula Daily
News. as well as posting of the site. No comments were received as a result of that
notification.
Conclusions:
Based on the information provided in the public record including the application file, the staff
report, comments made received during the public comment period, the Planning
Commission's deliberation, and the above findings, the City of Port Angeles Planning
Commission hereby concludes:
A.
Continued conversion ofRHD zoned property to CO zoned property, two or three
lots deep along the west side of Laurel Street have occured in a number of instances
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Planning Commission MinUles . February 1 J. 1998
Page 5
in this neighborhood resulting in a strip commercial development pattern.
B.
The proposed Commercial Office zone will provide a logical buffer between CO and
RHD uses.
C.
The following Comprehensive Plan Policies are most relevant to the proposal
including Land Use Policies Al and 2, Cl, Dl, E2, 7, and 8.
D.
The rezone is consistent with Comprehensive Plan Policies C1, Dl, E2, E7 and E8.
E.
Circumstances have changed since the approval of REZ 80(5)2-Chance and REZ
80(7)7-Taylor with the adoption of the City's revised Comprehensive Plan in 1994.
F.
The rezone is in the public use and interest and is compatible with the surrounding
zoning and land uses.
Commissioner Souders seconded the motion which passed 5 - 1, with Commissioner
Nutter voting no based on her concerns as noted.
OTHER BUSINESS
Commissioner German left the meeting room and Vice Chair Reed resided over the following
item.
REVIEW OF PROPOSED AMENDMENT TO CONDITIONAL USE
PERMIT - CUP 97-13 - GERMAN. 1704 Melodv Circle
Staff introduced the issue by explaining that the proposal is a request to amend a conditional
use permit approved in September, 1997, for an assisted living facility in the Residential High
Density zone. The current proposal includes a change in the number of units, the breakdown
of double occupancy and single occupancy units, the size of the interior courtyard, the number
of parking spaces, the size of the exterior fenced area and the type of amenities located
therein. Staff is requesting direction from the Planning Commission as to whether the
Commission feels these changes are within the intent of the original approval and whether or
not they create any impacts beond those addressed at the time of the original approval.
Following a detailed discussion of the elements of the facility and the effect of the
amendments as proposed, Commissioner Craver moved to take no action regarding the
proposed amendment in that it does not represent a significant change from the
originally approved CUP. The motion was seconded by Commissioner Hewins but
failed 5-0 as it did not address the issue originally raised by staff.
Commissioner Nutter then moved to agree that the proposed amendments do not
significantly change the conditional use permit, and cited the following findings and
conclusions:
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Planning Commission Minutes - February J 1, 1998
Page 6
Findings:
Based on the information provided in the September 10, 1997, September 24, 1997,
and January 28, 1998, Staff Reports for CUP 97-13 including all of their attachments,
all comments and information presented during the public hearing, the Planning
Commission's discussion and deliberation, the City of Port Angeles Planning
Commission hereby finds that:
1. The applicant, Tim German has applied for a conditional use permit for an
assisted living facility in the Residential High Density (RHD) zone as
proposed in the September 10, 1997 and September 24, 1997 Staff Reports
for CUP 97-13 Attachment A.
2. The applicant subsequently submitted a revised site plan and floor plan to the
Planning Department on January 28, 1998 and is attached as CUP 97-13
January 28, 1998 Staff Report Attachment A.
3.
The revised site plan and floor plan was forwarded to the Planning
Commission on January 28, 1998.
4.
The Comprehensive Plan Land Use Designation for the subject property is
High Density Residential (HDR).
5. The subject property is zoned RHD.
6. A Determination of Non-Significance and Adoption of Existing Document
(#746) was issued for the proposal on September 5, 1997.
7. The proposed project is located in the vicinity of a regulated wetland. Due to
the proximity of this wetland, a wetland permit was applied for and issued for
the original Highland Communities Planned Residential Development (WP
92(03)01).
8. An assisted living facility is a conditionally permitted use in the RHD zone.
9. The proposed project is a single-story, 41 bed facility for Alzheimer Disease
patients.
10. The proposed project is licensed by the State as a "boarding home."
11.
A five phased Planned Residential Development (pRD 92(03)03) was preliminarily
approved for the subject site on May 19, 1992. Phases 1 and 2 received final approval
on December 21, 1993 and the preliminary approval for Phases 3-5 expired on May
19,1993.
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Planning Commission Minutes -February 11,1998
Page 7
12.
A short plat induding the subject site was preliminarily approved on October 27, 1992
and received final approval on December 11, 1992.
13. A subdivision (The Highland Commons, SUB 96-02) including the subj ect site as Lot
3 was recorded on November 7, 1996.
14. The property was annexed into the City as Residential Multi-Family Development
(RMD) on March 23, 1973, and April 16, 1974.
15. The closest public transit service route is over 650 feet away on Golf Course Road.
16. Per P AMC 17.96.070 approval of a conditional use permit is valid for a period of one
year from the date of its original approval.
Conclusions:
Based on the information provided in the September 10, 1997, September 24, 1997,
and January 28, 1998, Staff Reports for CUP 97-13 including all of their attachments,
all comments and information presented during the public hearing, the Planning
Commission's discussion and deliberation, and the above listed findings and conditions
of approval, the City of Port Angeles Planning Commission hereby concludes that:
A
As conditioned, the proposed project is an assisted living facility.
B. As conditioned, the proposed project meets the intent of the City's
Comprehensive Plan, specifically Land Use Element A 2, B 3 and 4, and C 1
through 4, and the requirements of the P AMC including the RHD zone.
C. As conditioned, the proposed project is in the public use and interest.
D. The revisions submitted on January 28, 1998 are consistent with the Planning
Commission's approval on September 24, 1997 and do not create any
potential impacts beyond those addressed as part of the original approvaL
Commissioner Souders seconded the motion which passed unanimously.
COMMUNICA TIONS FROM THE PUBLIC
None.
STAFF REPORTS
None.
REPORTS OF COMMISSION MEMBERS
None
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Planning Commission Minutes - February II, 1998
Page 8
ADJOURNMENT
The meeting adjourned at 9:40 p.m.
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PREP ARED BY: S. Roberds
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