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HomeMy WebLinkAboutMinutes 05/10/1995 . . . AGENDA CITY OF PORT ANGELES PLANNING COMMISSION 321 East Fifth Street Port Angeles, W A 98362 May 10, 1995 7:00 p.m. I. CALL TO ORDER n. ROLL CALL ill. APPROV AL OF MINUTES: Meeting of April 26, 1995 IV. PUBLIC HEARINGS: 1. CONDmONAL USE PERMIT - CUP 95(04)08 - YMCA. 302 South Francis Street: The proposal is to expand an existing quasi-public recreational facility which is located in a residential single family zoning district. (The applicant is requesting continuation of this item to June.) 2. REZONE REOUEST - REZ 95(05)02 - CLALLAM COUNTY. Campbell Avenue: Request to rezone approximately 18.5 acres from RS- 9, Residential Single Family, to RMD, Residential Medium Density. V. COl\lMUNICA TIONS FROM THE PUBLIC VI. STAFF REPORTS VII. REPORTS OF COMMISSION ME:MBERS Vill. ADJOURNMENT 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: Linda Nutter,Chair, Tim German (Vice), Orville Campbdl, Cindy Soudeni, Bob Winters. Bob Philpott, Bob King. STAFF: Brad Collins, Director, Sue Roberds Office Specialist, and David Sawyer, Senior Planner. . . . 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 tbe 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 will be 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 Board, not the City Staff representatives present, unless directed to do so by the Chairman. . . . MINUTES PLANNING COMMISSION Port Angeles, Washington 98362 May 10, 1995 7:00 p.m. ROLL CALL Members Present: Orville Campbell, Linda Nutter, Bob Philpott, Tim German, Bob Winters Members Excused: Bob King and Cindy Souders Staff Present: David Sawyer, Sue Roberds, Bruce Backer, Mack Campbell Public Present: Ken Sorenson, Floyd and Robin Gabriel, Jim Rumpeltes, Dorothy Duncan, Bryce Lorentzen, Willie and Rosanna B~Mield, John Drain, Mike and Linda Jones, Rick Melvin, Joanie Gaige, Rex Waldron, Mimi Tiderman, Judith Marek Morris, Roger Wheeler, Steverland (Senior Planner Sawyer noted that Commissioner Souders' absence was due to a potential appearance of fairness with the agenda item.) APPROVAL OF MINUTES Commissioner Philpott moved to approve the April 26, 1995, minutes as submitted. Commissioner German seconded the motion, which passed 4 - 0, with Commissioner Winters abstaining. PUBLIC HEARINGS Chair Nutter explained the hearing procedure to the audience and introduced the first item of business. CONDITIONAL USE PERMIT - CUP 95(04)08 - YMCA. 302 South Francis Street: The proposal is to expand an existing quasi-public recreational facility which is located in a residential single family zoning district. (The applicant is requesting continuation of this item to June.) Chair Nutter opened the public hearing. Senior Planner David Sawyer noted that the applicant had submitted a letter requesting continuation of the conditional use permit application consideration until the June 14, 1995, meeting to allow for an associated permit process to be completed. . . . MINUTES PLANNING COMMISSION Port Angeles, Washington 98362 May 10,1995 7:00 p.m. ROLL CALL Members Present: Orville Campbell, Linda Nutter, Bob Philpott, Tim Gennan, Bob Winters Members Excused: Bob King and Cindy Souders Staff Present: David Sawyer, Sue Roberds, Bruce Backer, Mack Campbell Public Present: Ken Sorenson, Floyd and Robin Gabriel, Jim Rumpeltes, Dorothy Duncan, Bryce Lorentzen, Willie and Rosanna Belfield, John Drain, Mike and Linda Jones, Rick Melvin, Joanie Gaige, Rex Waldron, Mimi Tiderman, Judith Marek Morris, Roger Wheeler, Steverland (Senior Planner Sa\vyer noted that Commissioner Souders' absence was due to a potential appearance of fairness with the agenda item.) APPROVAL OF MINUTES Commissioner Philpott moved to approve the April 26t 1995t minutes as submitted. Commissioner German seconded the motion, which passed 4 - Ot with Commissioner Winten abstaining. PUBLIC HEARINGS Chair Nutter explained the hearing procedure to the audience and introduced the first item of business. CONDITIONAL USE PERMIT - CUP 95(04)08 - YMCA. 302 South Francis Street: The proposal is to expand an existing quasi-public recreational facility which is located in a residential single family zoning district. (The applicant is requesting continuation of this item to June.) Chair Nutter opened the public hearing. Senior Planner David Sawyer noted that the applicant had submitted a letter requesting continuation of the conditional use permit application consideration until the June 14, 1995, meeting to allow for an associated permit process to he completed. Planning Commission Minutes May 10,1995 Page 2 . Commissioner Philpott moved to continue the public hearing to June 14, 1995, 7 p.m. Commissioner Campbell seconded the motion, which passed 5 - o. REZONE REOUEST - REZ 95(05)02 - CLALLAM COUNTY. Campbell Avenue: Request to rezone approximately 18.5 acres from RS-9. Residential Single Family, to RMD, Residential Medium Density. Commissioner German excused himself due to a possible appearance of fairness, and left the meeting. Senior Planner Sawyer reviewed the Planning Department Report aided by the use of overhead displays indicating the existing zoning in the vicinity and Comprehensive Plan land use designations, and answered questions as to specific State Environmental Policy Act (SEP A) requirements at this stage of the application. Mr. Sawyer responded that a very use specific SEP A review would be required at the time a specific project is proposed but that the review required at this point is more generally related to the zone change itself, not a specific project. In response to Commissioner Philpott, Mr. Sawyer answered that the area was annexed to the City in 1972 as RS-9, Residential Single Family. There being "no further questions. Chair Nutter opened the public hearing. . Jim Rumpeltes, Clallarn County Administrator, 223 East Fourth Street, represented the application. He provided a brief history of the County's acquisition of the property, the annexation, and zoning of the site, and concurred with the Planning Department's report recommending approval of the rezone as proposed. In response to Chair Nutter, Mr. Rumpeltes answered that there is no formal agreement with the City to provide the required infrastructure for a medium density housing development on the site, however. the City has informally agreed to the dedication of some approximately $200,000 for that work to be done in association with a low income housing project. Dorothy Duncan, County Commissioner, 223 East Fourth Street, concurred that the City of Port Angeles has agreed to provide the funds for infrastructure development to develop the 18.5 acres for low/moderate housing if the County provided the property. The City's Comprehensive Plan recommends a rezone to medium density for the area. She stressed that there is no guarantee for a specific project for the site, the main issue is the rezone at this time. A proposed low/moderate income housing project for the site. which would be in cooperation with the Clallam County Housing Authority. has been put on hold for the present time. Ot is noted that Mr. Rumpeltes and Commissioner Duncan left the meeting at this point.) . John Drain, 3617 S. Mt Angeles Road, provided history of the property's annexation into the City, as the adjacent property owner. He stated that it is not fair for the County as a governmental agency to request rezone without a specific project. He opposed the project as there is already a good deal of multi-family zoning development in the subject area at present. The site was annexed as RS-9, Residential Single Family, and the neighborhood accepted the annexation as such. Vacancy rates for multi family uses in the private sector are very high at present. Such a project would add to that vacancy rate with public monies. He read from an article on an action taken by the Port Angeles . . . Planning Commission Minutes May 10.1995 Page 3 Business Association (dated May 5, 1994), where it was reported that the group voted to oppose the donation of public land without a vote of the people and from information prepared by the Olympic Peninsula Rental Association which agreed that low income rentals are needed but that those needs can be met with the existing units and those presently being constructed. He perceived that development in the area south to Scrivner Road would be single family as is noted in the City's Comprehensive Plan. Commissioner Winters asked staff to clarify the procedure for public review of development projects. Senior Planner Sawyer stated that only those projects that are proposed as Planned Residential Developments (pRD) or other than traditional lot by lot developments that do not require special permits would require public review. Rex Waldron, 3418 Wabash Avenue, did a good deal of research as to the zoning of the area prior to the purchase of his property, which abuts the proposed rezone area at its southeast corner. He stated opposition to the proposed change to allow medium density at this location. He is aware of the low/moderate housing proposal being considered by the County for the area as he has been involved in the organized neighborhood meetings. The sense of the area is residential single family as it is now zoned, and although there is a good deal of multi family development in the area at present, the future of the area at this location should be restricted to single family use. Mimi Tiderman, 3510 Wabash, stated opposition to the rezone as it impacts the value of the properties in the area. She stated that the Commission may sense a good deal of distrust in government upon hearing testimony of the neighborhood as the proponent of the then proposed low/moderate income housing development that met with the neighbors concerning this property indicated that jfit did not meet with neighborhood approval, the project would not continue. Later, the proponent group informed the neighborhood group that they had no say. It is difficult to accept a rezone that is being proposed with no specific project in mind. With a current vacancy factor in the private sector of up to fifteen percent, it would appear that the private sector is fulfilling the housing need. She opposed the use of public monies which would put the government in direct competition with the private sector especially with the vacancy rate so high. Infrastructure in the area is in very poor shape and should seriously be considered in such a proposal. The neighborhood will be compromised if this rezone is approved. There should be a compelling reason and a specific project in mind before such a rezone would be proposed and/or approved. Bill LaRue, 222 West Park Avenue, stated that it is his belief that local government should not be involved in this type of request. The private sector is supposed to take care of housing needs. The vacancy rate is very high in Port Angeles at the present time, as high as thirty percent. A rezone to Residential, Medium Density, is not needed at this time while the community is struggling with high vacancy rates. There is no demonstrated need and there should be before this type of proposal is proposed. He suggested that multi family developments should be in areas that are not already developed so that property purchasers are aware of those developments and can choose to live near them, especially when there is no demonstrated need for additional multi family housing. Vacancies are so high that incentives are being offered for occupancy. He suggested that subsidy monies should be offered such that those in need of housing can fill some of the already unoccupied private units rather than compound the problem of vacancy rates by government competition with the private sector. . . Planning CommlssiQIl Minutes May 10,1995 Page 4 Mr. LaRue responded to Commissioner Campbell, who stated that he is aware that there is a waiting list for subsidized housing, and (Mr. La Rue) answered that although there is no clearinghouse for vacancy rate information, in his professional experience, it can be anywhere from seventeen percent to as high as thirty percent. He provided background as to the Planning Commission's criteria for the policy to scatter multi family housing throughout the City. The current proposal could triple the residency of the Campbell Avenue neighborhood. Ken Sorenson, 419 "In Street, concurred with Mr. La Rue's testimony. He does not understand the "fixation" in building low/moderate income housing in the City. Rick Melvin, 3414 Wabash Avenue, lives directly northeast of the proposed site, and sat on the County's neighborhood committee which has been studying the need for a low/moderate income housing development. The County's proposal is based on a 1991 needs assessment study which indicated a housing vacancy rate of only two percent. Sandy Oliver, of Serenity House, and the Clallarn County Housing Authority, went before the Clallam County Commissioners on April 11, 1995, to request approval to apply for a $24,000 grant to update that 1991 study's findings. He expressed strong disapproval of the rezone as it would devalue his property and the neighborhood. Such a decision would greatly impact the infrastructure in the area, the neighborhood school, and the neighborhood environment. The housing project was begun when vacancy rates were as low as two percent, it is now up to seventeen percent. There is no need at present for such a rezone and he pleaded for the sake of the neighborhood that it be denied. Until a needs assessment indicates there is a driving need, such a rezone should not be considered. Bryce Lorentzen, 1419 Eckard Avenue, voiced his objection to the proposed rezone request which would allow the use of up to $200,000 of public funds to provide infrastructure for a project which would then compete with the private sector. A low/moderate income housing project would devalue the area. Infrastructure in the area is minimal at present and is in obvious need ofimprovement. He questioned why the money is only available for infrastructure improvement if a low/moderate income housing project comes along with it. He asked that the rezone be denied. Roxanne Belfield, 2432 Westside Circle, owns rentals in the Campbell Avenue area that have remained vacant for up to three months. She resented the fact that the City and County are going into competition with her as landlords. She asked that the rezone be denied as there is no need for this type of development at this time. The private sector can handle the needs at present. She asked if the property owner would be responsible for improvements to the streets and infrastructure as a result of a development that could be a result of the proposed rezone. At Chair Nutter's direction, Planner Sawyer answered that since there is not a specific project on the books at the present time, he did not know if the existing residents would be responsible for subsequent development improvements. Whether the County is the proponent of a development or the property is sold to a private developer, a rezone proposal is the first step in the development process. The property in its present zoning designation could support up to approximately ninety single family residential units. A build out possibility under the RMD designation could be as high . as two hundred five units for the 18.5 acre parcel. Ms. Belfield indicated that her property may already have suffered a loss of value just by the Planning Commission Minutes May 10.1995 Page 5 . awareness of the proposed development. . , .. Judith Merrick-Morris, 1452 Eckard Avenue, recognized that there may be a need for low/moderate income housing opportunities in the City but asked that more consideration be given to other alternative proposals such as possible subsidies to enable low/moderate income persons to infill the existing vacancies. Roger Wheeler, 514 Enring Jacobs Road, member of the State of Washington Building Contracting Board and the local building association expressed support for affordable housing projects. He described the proposal before the City as a subsidized housing project, not an affordable housing project. He spoke of a situation in another city where a similar project was developed only to find that the need wasn't as great as had been anticipated and as the project was federally funded, a certain occupancy rate had to be maintained which was achieved by bringing families in from other areas. The Comprehensive Plan designation for this area was based on a vacancy rate of two percent which has since changed. If the property is available, it should be offered to private industry to purchase and sell as appropriate which would only add to the tax base and not be a burden to the taxpayer. The property as proposed would be developed with taxpayer monies and be tax free. Rex Waldron, 3418 Wabash, suggested such a project be placed where neighborhood development has not been completed and let infill occur around the project with those property owners then knowing what development exists in the area. The Commission took a break at 8:45 p.m. The meeting reconvened at 9:00 p.m. Robin Gabriel, 1411 Eckard Avenue, opposed the rezone and concurred with all the previous speakers in opposition to the proposal.. Mike Jones, 3923 Tiller Road, asked that the property be developed as it is currently zoned which allows for up to ninety units of single family residential housing. There being no further comment, Chair Nutter closed the public hearing. Commissioner Winters moved to recommend denial of the rezone as proposed. Commissioner Philpott seconded the motion for discussion. In speaking to his motion, Commissioner Winters distanced himself from any specific project proposal, and stated that the infrastructure in the area is grossly inadequate to handle any housing development which could develop from such a rezone. Such a decision could result in a very large housing development occurring without public review, which he felt would be irresponsible. Commissioner Campbell noted that any development, either by public or private funds, would have to provide the needed infrastructure improvements~ however, without a Public Works representative present, Planning staff was uncertain about whether any of the neighbors would also be included in the responsibility for providing infrastructure improvements that may result in the area. Given the public testimony, including that given by Administrator Rumpeltes and Commissioner Duncan, it does not appear that there is a particular urgency for a rezone of the property to a higher density at . . . Planning Commission Minutes May 10.1995 Page 6 this time. Commissioner Philpott emphasized that designating the property RMD in the Comprehensive Plan may have been a mistake. This may-not be a good time or a good area for multi family development. A good amount of multi family exists in the neighborhood at the present time. Commissioner Nutter agreed with Commissioner Campbell that a true justification or indication of an overwhelming need for a rezone of this area was not presented during the public hearing, and therefore a rezone may not be warranted at this time. Public input is a large factor in decisions made by the City of Port Angeles and a rezone such as is proposed may allow for high development potential without further public review. Commissioner Winters reiterated that his main objection is the grossly inadequate infrastructure in the area. Any project would have an overall impact on an existing neighborhood and the surrounding runofflimpact areas and even though infrastructure developments are required to and from a particular project, and may be completed by a developer, private or public, the surrounding areas may not be upgraded as is necessary to handle the additional burden, Commissioner Winters cited the following findings and conclusions for his motion: Findings: 1. The proposal by Clallam County is to rezone approximately 18.5 acres of property south of Campbell Avenue between Porter and Wabash Streets from Residential, Single Family (RS-9) to Residential, Medium Density (RMD). 2. Clallam County is requesting the rezone in order to provide publicly owned land for low and moderate income housing development. 3. The subject site is undeveloped and wooded, except for BPA transmission lines which run north to south through the site, and contains a wetland area. 4. The properties to the north of the subject site are primarily multiple family apartments, and the land is zoned Residential, High Density (RHO). 5. The properties to the east and west of the subject site are primarily single family residences, and the land is zoned Residential, Single Family (RS-9). 6. The properties to the south are primarily undeveloped, and the land is zoned Residential, Single Family (RS-9) or rural residential. 7. Mt. Angeles Road, Campbell Avenue, and Porter Street are designated collector arterials but are not improved to full City arterial street standards. 8. Water and sewer are available to the site, but studies are needed to determine capacity deficiencies. . . . Planning Commission Minutes May 10,1995 Page 7 9. The Clallam County Housing Task Force has developed a plan for low and moderate income housing on the site. 10. The Port Angeles Comprehensive Plan has a number of policy statements supporting the provision oflow and moderate income housing opportunities, including Growth Management Policy A.I.d, Utilities and Public Services Goals A-B, Policies B.2 and B.4, Housing goal A, Policies AI-A2, Goal B, Policies B.I-B.9, Objectives B.I-B.2, and Economic Development Policy B.S. 11. The Port Angeles Comprehensive Plan has a number of policy statements supporting the zoning of medium density residential, including Growth Management goal A and Policy A.I.f, Land Use Goal A, Policies A I-A2, Objective A 1, Goal B, Policy B.3, Goal C, Policies C.I- C.I, and Utilities and Public Services Policy A3. 12. Only one property in the City of Port Angeles is currently zoned Residential, Medium Density (RMD), and no vacant land is zoned RMD. 13. The area is designated as Medium Density Residential (RMD) on the City's Comprehensive Land use Map. 14. Since the subject property was zoned RS-9, there have been changes both to the Zoning Code recognizing the need for Residential Medium Density zoning, and to the Cityts Comprehensive Plan supporting generally the variety of housing opportunities which the rezone would allow, and specifically the low and moderate income housing that could be proposed by the applicant. A second change in circumstances since the site was zoned RS-9 is that the County and other interested housing entities have identified this publicly owned land which could be used'for low and moderate income housing in response to the 1991 Clallam County Needs Study. 15. Rezoning the subject property will result in an impact on the existing services, public facilities, and transportation; development of the proposed housing project will require commitment of public improvements to the area's infrastructure. 16. There is no stormwater system in the area. 17. A ClaIlam County Housing Needs Study was completed in 1991. The housing market has apparently changed significantly and a new study has since been requested. 18. Mount Angeles Road south of Heart of the Hills Parkway is not a collector arterial and may not he adequate to handle other than rural residential traffic and will result in conflict with Land Use Goal C, Policy 3. Planning Commission Minutes May 10,1995 Page 8 . Conclusions: A. The proposed rezone is consistent with the Port Angeles Comprehensive Plan, specifically the policy statements identified in Findings 10 and 11, and the Comprehensive Plan Land Use Map. B. There have been significant changes in circumstances concerning the City's land use plans and zoning regulations and the County's proposed use of the property, since the subject site was zoned RS-9. C. The rezone is not in the public use and interest because it requires commitment of improvements to public facilities and services to the subject site before new housing development can occur. On call for the question, the motion passed 4-0. COMMUNICA TIONS FROM THE PUBLIC . In response to a question from the public, Planner Sawyer noted that the Planning Commission's decision is a recommendation to the City Council. The City Council will conduct a public hearing on June 6, 1995, 7 p.m., City Council Chambers, fOf a final action on the issue. STAFF REPORTS David Sawyer reported that Mr. Anderson modified his request for vacation of a portion of Fourth Street, which the Commission acted upon at its April meeting, and asked for a greatly reduced area which consisted only of the radius immediately east and at the southeast corner ofBenjaminIFourth Street. The Council concurred with the amended request. Sue Roberds is working with school principals to set up the dates that the Commission set for neighborhood meetings at elementary schools throughout town and will continue to work with Chair Nutter and Commissionef Souders on that project. REPORTS OF COMMISSION MEMBERS Commissioner Philpott once again noted that the State of Washington's repair of the many potholes in the south lanes of First Street between Golf Course Road west to about Albert Streets does not reflect well on the City and is becoming a traffic hazard as motorists swerve to avoid hitting them. , Chair Nutter reported on the progress toward finalizing plans for the neighborhood meetings to be held in May, June, and July, at elementary schools in the City. Commissoner Souders . . . Planning Commln[Qn Minutes May 10,1995 Page 9 is working on the public notification handouts for those meetings. ADJOURNMENT The meeting adjourned at 9:40 p.m. ~ David Sawyer, Acting Secretary PREPARED BY: S. Roberds . PLEASE SIGN IN CITY OF PORT ANGELES Planning Commis.~ion Attendance Roster ---- Meeting Date: .~ ~ .-