Loading...
HomeMy WebLinkAboutMinutes 03/11/1992 . I. II. m. IV. . 1. AGENDA PORT ANGELES PLANNING COMMISSION City Council Chambers 321 East Fifth Street Port Angeles, W A 98362 March 11, 1992 7:00 P.M. CALL TO ORDER ROLL CALL APPROVAL OF MINUTES: Meeting of February 26, 1992 PUBLIC HEARINGS: STREET V ACA TION REQUEST - STY 92(03)03 - TODNEM. portion of West Fourth Street: Request for vacation of that portion of West Fourth Street abutting Lots 4 and 5, Block 119, TPA. 2. PLANNED RESIDENTIAL DEVELOPMENT HIGHLAND COMMUNITIES. Melody Lane; Request for a Planned Residential Development which includes approval of a Conditional Use Permit to allow uses permitted in Section 17.91 of the Port Angeles Municipal Code (Homes for the Elderly, Nursiug and Group Care Homes) and subdivision approval. 3. REVISION TO PARKJNG ORDINANCE NO. 1588. AS AMENDED. City- wide: Proposal to amend the City's Parking Ordinance to include provisions for community centers. V. COMl\fUNICA TIONS FROM THE PUBLIC VI. STAFF REPORTS . All correspondence pertaining to a hearing item received by the Planning Depanment at least one day prior to the scheduled hearing will be provided to Commission members before the hearing. Planning Commission: Ray Gruver, Chair; Cindy Souders, Vice-Chair; Jim Hulen; Roger Catts; Larry Leonsrd; Bob Philpott; Bill Anabel. Planning Staff: Brad Collins, Planning Director; Sue Roberds, Planning Office Specialist; John Jimerson, Associate Planner; David Sawyer, Senior Planner. . . . Planning Commission Agenda Page 2 VII. REPORTS OF COMMISSION MEl\fBERS 1. Clarification of Clearing and Grading Permit Exemptions Vill. ADJOURNMENT PUBLIC HEARING PROCEDURE: Spokesmen for the proponents and opponents will be given an opportunity to speak to the request. Information submitted should be factual, relevant and not merely duplication of a previous presentation. A reasonable time (10 minutes) shall be allowed the spokesman; others shall be limited to short supporting remarks (5 minutes). Other interested parties will be allowed to comment briefly (5 minutes each) or make inquiries. The Chairman may allow additional public testimony if the issue warrants it. Brief rebuttal (5 minutes) for proponents and opponents heard separately and consecutively with presentation limited to their spokesman. Rebuttal shall be limited to factual statements pertaining to previous testimony. Comments should be directed to the Planning Commission, not the City Staff representatives present, unless directed to do so by the Chairman. All correspondence penaining to a hearing item received by the Planning Department at least one day prior to the scheduled hearing will be provided to Commission members before the hearing. Planning Commission: Ray Gruver, Chair; Cindy Souders, Vice-Chair; Jim Hulen; Roger CallS; Larry Leonard; Bob Philpoll; Bill Anabel. Planning Staff: Brad Collins, Planning Direclor; Sue Roberda, Planning Office Specialist; John J,meraon, Associate Planner; David Sawyer. Senior Planner. . . . MINUTES PLANNING COMMISSION Port Angeles, Washington March 11, 1992 CALL TO ORDER Chairman Souders called the meeting to order at 7:05 P.M. ROLL CALL Members Present: Ray Gruver, Bob Philpott, Bill Anabel, Larry Leonard, Roger Catts, Bob Winters and Cindy Souders Members Absent: None Staff Present: Brad Collins, John Jimerson, Bruce Becker APPROVAL OF MINUTES Commissioner Philpott moved to approve the minutes of the February 26, 1992, meeting of the Commission as submitted. Commissioner Gruver seconded the motion, which passed 6-0, with Commissioner Winters abstaining. PUBLIC HEARINGS Chairman Souders announced there was a suggestion to switch public hearings two and three on the agenda. The Commission agreed to the change. STREET VACATION REQUEST - STY 92(03)03 - TODNEM, portion of West Fourth Street: Request for vacation of that portion of West Fourth Street abutting Lots 4 and 5, Block 119, TPA. Commissioner Gruver stepped down from the dais for reasons of conflict of interest. John Jimerson reviewed the Department Report. Commissioner Philpott asked which lot the applicant lives on. Mr. Jimerson responded a house is on Lot 5, Lot 4 is vacant. Chairman Souders opened the public hearing at 7: 15 P.M. Willard Todnem, 1827 west 7th Street, responded to the staff report. He did not believe vacating the street would be inconsistent with the goals and policies of the Comprehensive Plan and Environmentally Sensitive Areas Protection. Ordinance. He proposed a deed restriction be placed on the vacated street to protect the environmentally sensitive area. . PLANNING COMMISSION March 11. 1992 Page 3 Commissioner Philpott asked why the street vacation was requested. Mr. Todnem stated the existing lot is developed to the maximum 30% lot coverage. He would like to expand the size of the house. Jim Reed, 1460 Blue Mountain Road, stated the vacation would create a win-win situation for the City and the applicant. The City would receive the fee from sale and added property on the tax rolls, the applicant could make the addition to the house. There being no further public testimony, Chairman Souders closed the public hearing at 7:30 P.M. Commissioner Leonard asked staff if deed restrictions proposed by the applicant would provide adequate protection of the bluff area. Mr. Jimerson responded that deed restrictions are not enforceable by the City. A more acceptable option would be for the applicant to grant a conservation easement to the City. Mr. Collins added that to vacate a street there must be no public use of the right-of-way. The conservation easement would provide a way to protect the public use. Commissioner Leonard moved to forward a recommendation to the City Council to approve the street vacation subject to one condition, citing the following fmdings and conclusions: . Conditions: A. A conservation easement in favor of the City and acceptable to the City Attorney shall be provided for open space preservation of the environmentally sensitive area in the vacated portion of the Fourth Street right-of-way. Findings: 1. The request is to vacate 2600 square feet of the West 4th Street right-of-way. 2. The right-of-way terminates at the northeast comer of Lot 4, Block 119. 3. There are no roadway or utility improvements in the right-of-way, however, the 4th Street right-of-way provides the only public street frontage to Lot 5 of the ItFIt Street Harborview Subdivision. 4. There are two property owners abutting the right-of-way. Public Works has noted that the abutting property owned by Merrill-Ring is not eligible for obtaining half of the right- of-way as it is a part of another subdivision. 5. The site is located adjacent to the bluff above Marine Drive which is zoned PBP. The PBP zone along the bluff is for property not suitable for development by reason of its topography, geology, or some unusual condition or situation. . . . . PLANNING COMMISSION March 11, 1992 Page 3 6. The site is as close as 10 feet to the top of the bluff. Roughly two-thirds of the site is within the 50 foot buffer required by the Environmentally Sensitive Areas Protection Ordinance. 7. There are several Comprehensive Plan Goals and Policies specifically addressing the protection of environmentally sensitive areas and open space including Residential Policies Nos. 6, 12 and 12; Open Space Policy No.4; and Land Use Objective No.3. 8. Sale of the vacated street would result in $3,510 being added to the City's treasury. 9. Sale of the vacated street would add $7,020 of assessed valuation to the City's tax rolls. Conclusions: A. As conditioned, vacation of this portion of the west Fourth Street right-of-way is in the public use and interest and would be a public benefit. B. As conditioned, the vacation is consistent with the Goals, Policies and Objectives of the Comprehensive Plan, specifically those listed in Finding No.7. C. As .conditioned, the vacation is consistent with the intent of the PBP zoning on the bluff and the intent of the Environmentally Sensitive Areas Protection Ordinance. The motion was seconded by Commissioner Philpott and carried 6-0. Commissioner Gruver returned to the dais. REVISION TO PARKING ORDINANCE NO. 1588, AS AMENDED, Citywide: Proposal to amend the City's Parking Ordinance to include provisions for community centers. John Jimerson reviewed the Department report. Commissioner Leonard asked why the Senior Center is asking to revise the code rather than seeking a variance. Mr. Jimerson responded that the code does not contain a standard for Senior Centers. A variance would be one potential solution if there was already a Senior Center standard in the ordinance. Chairman Souders opened the public hearing at 7:35 P.M. Rex Bond, ARC Architects, Seattle, explained the survey of other Senior Centers in other communities which shows that 1 parking space for every 135 s.f. of floor area has been found to be adequate. . PLANNING COMMISSION March 11, 1992 Page 4 There being no further public testimony, Chairman Souders closed the public hearing at 7:40 P.M. Commissioner Philpott moved to forward a recommendation to the City Council to approve the proposed parking ordinance amendment, citing the following fmdings and conclusions: Findings: 1. The existing parking ordinance does not contain a standard for Senior Centers. 2. The City is in the process of designing a Senior Center facility. 3. The survey of Seattle area Senior Centers shows six existing centers with parking ratios ranging between 1:133 s.f. and 1:208 s.f. The operators of the centers with ratios near 1: 135 s.f. have stated they have adequate parking. Conclusions: A. . B, C. The proposed amendment will provide an appropriate parking standard for Senior Centers. The proposed amendment is consistent with the Comprehensive Plan Goals and Policies. The proposed amendment is in the public use and iriterest. The motion was seconded by Commissioner Anabel and carried unanimously. PLANNED RESIDENTIAL DEVELOPMENT - HIGHLAND COMMUNITIES, Melody Lane: Request for a Planned Residential Development which includes approval of a Conditional Use Permit to allow uses permitted in Chapter 17.91 of the Port Angeles Municipal Code (Homes for the Elderly, Nursing and Group Care Homes) and subdivision approval. Commissioner Philpott excused himself from the meeting for reasons of.~ppearance of fairness. . John Jimerson reviewed the Department Report. Commissioner Winters asked for clarification on the parking ratio proposed. for the condominium building. Mr. Jimerson explained that originally one space per unit was noted on the plan, but the applicant has modified their request to 1. 5 spaces per unit. In response to questions from the Commission, Fire Marshall Bruce Becker stated that the 74 foot height of the condominium building would not be precluded based on fire suppression concerns. The City Standard for cul-de-sacs requires a minimum 90' diameter paved. bulb unless PLANNING COMMISSION March 11, 1992 Page 5 ~. the houses are sprinkled, in which case the paved bulb may be reduced to 80'. Commissioner Leonard asked where the wetlands are located on the site. Mr. Collins explained their location on Figure 1 and summarized the findings and conclusions made by the wetlands consultant. The City has not yet determined if they agree with the consultants report. Chairman Souders opened the Public Hearing at 8:20 P.M. Tim German, 123 E 9th Street, stated they chose to pursue this development concept because it provides needed types of housing, it is economically viable and it would fit in with the existing development in the vicinity. The density is only half that is allowed. The congregate care would have the least impact on utilities. Barbara Pickins, 4D Architects Bellevue, explained the design process in which a number of concepts were reviewed. This concept was selected for its creative means of meeting a community need. She noted refinements of the design have been made based on a neighborhood meeting and meetings with the City staff. . Ms. Pickins presented a plan displaying the proposed improvements on the site, explaining the design and target populations for the different phases of the project. The circulation pattern deliberately prohibits access between Melody Lane and Lauridsen Boulevard to minimize traffic impacts in the neighborhood. The design of the PRO is superior to the "barracks" appearing apartments originally proposed for the Uplands, which was not subject to discretionary approval by the City. It is their intent to enhance the drainage ditch by constructing a footbridge over it near the southwest comer of the site. That area contains the most significant natural features including a knoll and trees. Commissioner Anabel asked where the market study was conducted. Tim German responded that 8000 questionnaire's were mailed to residents in Clallam County and Port Townsend. Commissioner Leonard asked if the bus service would be available for all residents of the project. Ms. Pickins said the service would be available for the patio homes, congregate care, condominiums and cottages. Ms. Pickins added that the congregate care would employ up to 26 persons on the peak shift. She did not know what staffing requirements for a nursing home would be. They would like to keep the option open to develop a nursing home should the market warrant. They are currently looking for a partner to operate the facility. The Commission took a break at 8:50 P.M. and reconvened at 9:05 P.M. . Jay Petersen, NTI, 717 S. Peabody, stated urban services such as water, sewer, roads etc. are available to serve the project. He explained the wetlands report. After researching historical documents, they do not know if the ditch was a wetland prior to being a ditch. The ditch carries stonn drain from as far away as the golf course. They propose maintaining its drainage function and enhance its bio-filtration abilities. PLANNING COMMISSION March 11, 1992 Page 6 . Joe Melton, 1503 West 7th Street, stated the community needs affordable housing. There is a shortage of small lots available for development. He expressed his confidence in the developer's ability to create a quality project. Floyd Taggart, 1830 Melody Lane, stated the traffic impacts have not been addressed in the public testimony. Golf Course Road provides the only major exit from the site. He estimates that there will be about 250 cars, each making up to about 3 trips per day. Congestion would be a problem at bottom of Golf Course Road. Commissioner Leonard asked staff how many units the zoning on the site would allow. Mr. Collins responded that an 11 acre site in the RMF district could have about 43 d. u.l acre. The PRD maximum is 28 d.u.lacre. Werner Childress, 1813 Lauridsen Boulevard, expressed concern with ground water flows and the impact of increased impervious surface area. There would be at least 100 additional vehicles making 1 to 3 trips per day. Dennis Ferrie, 736 Christman Place, stated he had lived next to the site for 14 years. There has always been a pond located near the southeast comer of the site. A ditch was dredged a year and half ago which drained the pond. . Albert Mangan, 1724 East 6th, concurred that there has been a duck pond on the site for a number of years. He added the location of the condominiums at the high point will impact the vicinity including blocking views. Roberta Lawson, 710 Elizabeth Place, stated that at the neighborhood meeting the residents were told intensive evergreen planting would be placed between the project and the existing single family homes. That planting is not evident on the site plan being presented by the architect. The short rear yard setbacks of the patio homes would result in those homes being close to the existing single family homes. Rick Anderson, View Ridge Drive #19, responded to several of the issues raised in public testimony. The Draft SEIS addresses traffic on pages 118-119, including peak hour flows. A storm water drainage system has been designed to collect and disperse subsurface water to the northwest comer of the site to White's Creek. This system would relieve the existing storm water problems experienced by homes in the vicinity. They have documentation showing the ditch has existed for a number of years. A view impact analysis will be prepared. Intensive planting was not proposed near the existing homes as the architect was being sensitive to . protecting views. . . Barbara Pickins, 4D Architects, pointed out the site plan is conceptual in nature. Their intent is to prepare the more specific plans related to landscaping after the City has approved the general concept. At that point, they are willing to negotiate the landscape design with the neighborhood . Jay Peterson, NTI, explained wetland areas have been identified in the southeast comer and have provided documentation on the nature and history of the wet areas. He explained the . . . PLANNING COMMISSION March 11, 1992 Page 7 storm water drainage system. Joe Melton, NTI, responded to Commissioner Winters question as to where the material from the ditch was disposed. The ditch was dug 15 years ago and the material was piled on the north side of the site. One and a half years ago the property owner cleaned out the removing organic material in the ditch. Commissioner Leonard moved to continue the public hearing to April 8, 1991. The motion was seconded by Commissioner Gruver. The motion and second were withdrawn after discussion so that the Planning Commission could discuss the matter and provide direction to the applicant and staff. Commissioner Gruver moved to close the public hearing. The motion was seconded by Commissioner Catts and carried unanimously. Commissioner Gruver stated that more detailed information should be provided addressing the following: a landscape plan, heights of buildings, specific recreation plan, on-street parking availability, phasing of utilities, fencing. Other Commissioners added to this list: storage of boats and R.V.s, view analysis, guarantee that the development will serve senior residents, common useable open space, required recreational areas and open space phasing. Commissioner Leonard moved to reopen the public hearing and continue to April 8, 1992. The motion was seconded by Commissioner Anabel and carried unanimously. COMMUNICATIONS FROM THE PUBLIC None STAFF REPORTS: John Jimerson infonned the Planning Commission that the Planning Department was in receipt of a zoning interpretation request that was received too late to be on tonight's agenda. The applicant is requesting that the Commission review it at their March 25, 1992 meeting. The Planning Commission agreed to review the request on that date. REPORTS OF COMMISSION MEMBERS Commissioner Leonard asked the Planning Commission for a clarification of Clearing and . .Grading~Permit exemptions. Mr. Collins reviewed the changes that had occurred between revisions of the ordinance noting that the appropriate threshold for grading and filling should be based on amount of material moved and the appropriate threshold for clearing is based on land area. After considerable discussion, Commissioner Leonard moved to modify Exemption "Fu by deleting "Clearing of". Exemption "pit now reads: "Land that is one acre or less, except where an adjacent area has been similarly exempted and erosion control has not been reestablished." The motion was seconded by Commissioner Catts and carried 4-1, with Commissioner Winters .. .' . v...... PLANNING COMMISSION March 11, 1992 Page 8 abstaining and Chairman Souders voting "no". Ms. Souders explained that it was not her intent to have a one acre threshold for exempting grading and filling activities. Commissioner Leonard noted that the Attorney General has recently released an opinion on the takings issue and suggested that the Planning Department distribute copies of the opinion to the members of the Commission. ADJOURNMENT There being no additional business, the Planning Commission adjourned at 10:50 P.M. ~~ Brad Collins, Planning Director ~tL,~~~~ Prepared by: John Jimel1lon . PLEASE SIGN IN CITY OF PORT ANGELES Attendance Roster Type Of~rn:~ ~:tion n2 -;- IT ~ - i . .' . f(J , rc::P 4e.rt 4J ~ 1f2aJ! -rp2J-<6 I I ~ I,Q 00~~