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HomeMy WebLinkAboutMinutes 06/12/2002 o ~ ~ ~ . FORTANGE,LES WAS H I N G TON, U. S. A. DEPARTMENT OF COMMUNITY DEVELOPMENT AGENDA PLANNING COMMISSION 321 East Fifth Street June 12, 2002 I. CALL TO ORDER 7 p.m. n. ROLL CALL III. APPROVAL OF MINUTES: Meeting of May 22, 2002 IV. PUBLIC HEARINGS: 1. CONDITIONAL USE PERMIT - CUP 02-03 - BUDGET RENT-A-CAR - Northeast comer of Oak and Front Streets: Request for a temporary overflow parking area for seasonal tourist parking in the Central Business District. 2. SHORELINE SUBST ANnAL DEVELOPMENT PERMIT - SMA 02-05 - CITY OF PORT ANGELES: Extension ofthe Waterfront Trail use from its current east terminus continuing east around the Rayonier Mill propa1y a distance of approximately 1.5 miles. 3. CONDITIONAL USE PERMIT - CUP 02-04 - No. OLYMPIC PENINSULA SKILLS CENTER - 900 West Eighth Street: Proposal to establish a skills center, business incubator, and school district office campus in the PBP, Public Buildings and Parks Zone. 4. CONDITIONAL USE PERtWT - CUP 02-05 - No. OLYMPIC PENINSULA SKILLS CENTER Interim Site - 1908 "0" Street: Request to establish an interim skills center location in the Airport Industrial Park in the IL, Industrial Light zone. The activity is intended to provide a location for skill center training opportunities and administration during the construction of a permanent location. V. COMMUNICATIONS FROM THE PUBLIC VI. ST AFF REPORTS VII. REPORTS OF COMMISSION MEMBERS . VIII. ADJOURNMENT PLANNING COMMISSIONERS: Chuck Schramm (Chair), Fred Hewins (Vice), Fred Norton, Bob Philpott, Mary Craver, Rick Porter, Len Rasmussen PLANNING STAFF: Brad Collins, Director; Scott Johns, Associate Planner; Sue Roberds, Assistant Planner. . . . Amended 7/10/02 MINUTES PLANNING COMMISSION Port Angeles, Washington 98362 June 12, 2002 7:00 p.m. ROLLCALL Members Present: Bob Philpott, Fred Hewins, Mary Craver, Chuck Schramm, Rick Porter, Leonard Rasmussen Members Excused: Fred Norton Staff Present: Brad Collins, Scott Johns Public Present: Kathe Smith, Jack Heckman, Jim Jones, Pat Deja, Roger Eashng APPROV AL OF MINUTES Commissioner Hewins moved to approve the May 22, 2002, meeting minutes as corrected. The motion was seconded by Commissioner Philpott and passed unanimously. Commissioner Craver abstained from the vote due to absence at that meeting. Director Collins indicated that a public hearing had originally been scheduled for June 12,2002, for consideration of Shoreline Conditional Use Permit SMA 02-06. Although the issue will be continued to June 26, 2002, there may be members of the audience who came to the meeting intending to speak on the application. The Commission should add the item to the agenda, open the public hearing, and then continue the public testimony to the June 26, 2002, meeting. The Commission agreed and added SMA 02-06 as item #5 on the agenda. Commissioner Hewins moved to approve the May 22, 2002, meeting minutes as corrected. The motion was seconded by Commissioner Philpott and passed unanimously. Commissioner Craver abstained from the vote due to absence at that meeting. PUBLIC HEARINGS: Conditional Use Permit - CUP 02-03 - Budget Rent-A-Car, Northeast corner of Oak and Front Streets: A request for a temporary overflow parking area for seasonal tourist parking in the Central Business District. Director Collins presented the staff report. Director Collins suggested a fourth condition that the lot would be made immediately available for construction activities ifnecessary: "The approval of the CUP shall be subject to other uses for which the site may be needed during summer construction season". Commissioner Porter asked why the condition for a parking lot attendant was added? The condition was added by the . . . Planning Commission Minutes June /2, 2002 Page 2 Commission in previous meetings due to lack of stripping and that the parking was not always for pay. It was the attendants responsibility to show that parking fees are required at that time. Commissioner Rasmussen pointed out that it would be difficult to have an honor system for paying when parking space stripping and numbering is not in place. Commissioner Hewins pointed out that the lot was not for pay at all times. Commissioner Porter felt that it was onerous for the owner to pay an attendant to collect fees. Commissioner Craver pointed out that the owner could pave and stripe the lot as the Commission originally requested. Jack Heckman, 647 Black Diamond Road, the applicant, spoke in favor ofthe proposal and clarified the intent of the parking lot. The parking area is only used as overflow parking during high tourist months of July and August. Because of the proposed work that may happen in the Downtown in the next few months, paving and stripping would not be practical at this time, not knowing the future use of the site. Because of the pending construction activities in the downtown, this probably would be the last year that this seasonal parking pennit would be sought. Members ofthe Planning Commission questioned Mr. Heckman regarding the continued use of the parking lot as a temporary use and therefore it not being paved or striped for the past I I years, as required for other parking lots. The Commission also questioned why this issue was before them at this time, since the last extension for a temporary use on the lot was conditioned that it not be extended as a temporary use beyond 2001. It was pointed out that the condition had not been appealed and was therefore assumed to be acceptable at the time. Mr. Heckman indicated that the issue had returned to the Commission due to proposed downtown projects that to this time had not been developed. No appeal had been filed at the time because it was felt those projects would move forward and an extension would not be necessary. The current action is for a new permit, not an extension of the previous permit. Mr. Heckman also indicated that the cost of parking lot improvements were not financially feasible at this time (or in the past) due to the short term nature ofthe use (two months each summer for overflow parking). The commission debated the issues of approving parking that was not improved to City standards, approving a permit that had previously been conditioned not to occur beyond 2001, and the need for the additional parking in the downtown area. Commissioner Philpott moved to approve CUP 02-03 with the addition of a 4th condition (The approval of the conditional use permit shall be subject to other uses for which the site may be needed during the summer construction season), 10 findings and 5 conclusions. Conditions: 1. The seasonal, temporary, commercial off-street parking use is approved from June 12, 2002, until September 30, 2002. 2. A parking lot attendant shall be on-duty during those times when vehicles are being parked. The applicant shall keep the area free of litter during operation of the area as a temporary parking lot. 3. Planning Commission Minutes June 12. 2001 Page 3 . 4. Approval of the use shall be subject to other uses for which the site may be needed during"the summer construction season. Findings: 1. The request is to allow continuation of a seasonal, temporary, commercial off- street parking lot activity in the Central Business District (CBD). The proposed site is the unimproved property located at the northeast corner of the intersection of Front Street and Oak Street. Independent parking lots have been permitted uses in the CBD since 1995. 2. The proposal to use the unimproved site as a seasonal, temporary parking area is non consumptive of the land available for development in the Central Business District as it can easily be converted to a higher use. 3. Under appeal to the City Council in 1990, it was determined that a temporary parking activity does not necessarily require normal improvements due to the temporary nature of the activity. 4. The ferry system and other tourist activities generate a need for long-term off- street parking in the Downtown area. . Public Works standards for parking lots require parking lots to be paved, striped, and designed for best stormwater control management. 6. The applicant has operated the temporary parking lot at this location since 1990 by conditional use permit. 5. 7. There have been no complaints with regard to the operation of the temporary parking lot for several years. A complaint regarding litter was submitted several years ago. The applicant has subsequently been diligent in maintaining the area while used as an overflow parking lot. 8. The application request was posted and published in the Peninsula Daily News on May 12, 2002, and was m ailed to surrounding property owners on May 8, 2002. A public comment period ran to May 28, 2002. No comments were received. 9. Improvements are being planned for the Downtown area which could result in the subject location being utilized to staging of construction projects and for displaced parking. 10. Goal B and Policies B.14 and B.16 of the Transportation Element of the City's Comprehensive Plan encourage off-street parking facilities to be sufficient and accessible within the business and residential areas and that allowances should be made for shared parking facilities. . Conclusions: A. As conditioned, the proposed use is compatible with surrounding commercial uses and with the intent of the CBD zone. Planning Commission Minutes June 12. 2002 Page 4 . B. As conditioned, the time period for the use is in the public use and interest and is not detrimental to the public welfare. . C. As conditioned, the proposal is consistent with the intent of Section 17.24 (Central Business District) of the Port Angeles Municipal Code. D. The use is in compliance with the City's Comprehensive Plan goals and policies. E. Compliance with the City's Parking Ordinance and Public Works standards for a temporary use requires a significant investment. The motion was seconded by Commissioner Porter. The motion failed 3-3 with Commissioners Craver. Rasmussen. and Hewins voting in the negative, and Commissioners Philpott, Porter. and Schramm votine in the affirmative. 'Ate An alternative motion, to deny CUP 02-03 and to direct staff to bring back findings and conclusions to support denial was made by Commissioner Hewins and seconded by Commissioner Craver. That motion also failed 3-3 with the same vote split as the previous motion. The conditional use permit CUP 02-03 was then considered denied. , and the: spplie:snt Vlollld be all6w~d to appeal if desired. Director Collins pointed out that the issue could be continued to the next scheduled meeting of the Commission when the seventh member may be available to vote, or the applicant could accept the denial and appeal the decision to the City Council. The applicant chose the latter and said he will appeal. Shoreline Substantial Development Permit - SMA 02-05 - City of Port An~eles. Extension of the Waterfront Trail use from its current east terminus continuing around and through the Rayonier Mill property a distance of 1.1 miles to connect with its west terminus. . Associate Planner Scott Johns presented the staffreport.Chairman Schramm opened the public hearing. Kat/le Smith, 607 E 4th Street spoke in favor of the project, pointing out that at this time Rayonier had agreed to the route of the trail and are willing to allow the trail to exist during the clean-up phase oftheir work. Many individuals had invested many hours of work and support for this proj ect and urged the Commission to approve the permit. Chair Schramm closed the public hearing. Commissioner Hewins asked if the proj ect was to be in a temporary location why the Commission should not place a time limit on the project? The concern was that the temporary trail would become permanent and the Ennis Creek crossing would not be removed. Staff responded that, because of the indefinite nature of the clean-up effort and the uncertainty of future use on the site, it would be difficult to accurately establish a time frame for the project. Ms. Smith stated that Rayonier was supportive of the trail proposal at this time but that support could be withdrawn and a time limit might cause the trail to be closed again. . . . P{annilrg Commission Minutes June 12. 2002 Page 5 Commissioner Philpott moved to approve SMA 02-05 with the 4 conditions, 17 findings, and 5 conclusions as follows: Conditions: I. If any contaminated materials are encountered during the construction ofthe trail, the applicant must contact the Environmental Report Tracking System coordinator at the Washington State Department of Ecology. 2. Appropriate measures shall be made to direct runoff from existing and new impervious surfaces away from the shoreline and Ennis Creek. 3. The applicant must meet the conditions listed in the letter dated May 23,2002, from Washington State Department offish and Wildlife. 4. The applicant must apply for and receive approval of all applicable local, state and federal permits required. Findings: A shoreline substantial development application was submitted by the City of Port Angeles Public Works and Utilities Department on April 24, 2002, for the construction of a pedestrian trail through the abandoned Rayonier Mill site. The trail will follow the Chicago, Milwaukee, St. Paul and Pacific railroad right-of-way a portion of the way and follow the perimeter of the site the remainder of the way. The trail will be approximately 12 feet wide and approximately 1.1 miles in length. The trail surface will be gravel or existing paved areas. A bridge will be used to cross Ennis Creek. 2. The location of the trail was determined to provide the most separation between potentially contaminated areas of the mill site and users of the trail. Additionally the location of the trail will provide an area of separation between cleanup activities and trail users. 1. 3. The proposed trail will be located within Environmentally Sensitive Areas associated with the Shoreline of Port Angeles Harbor, the marine bluff and Ennis Creek. The environmentally sensitive areas and their buffers are all highly disturbed, either by the armoring ofthe shoreline, the construction of the railroad grade, or the long time use of the site as a pulp mill. The proposed trail will be constructed on already disturbed portions of the site and will not cause further disruption. 4. The trail will connect two portions of the waterfront trail that up to this point has terminated at the east and west boundaries of the Rayonier Mill Site. 5. No over water structures are proposed that would affect the marine nearshore habitat. 6. The designation ofthe subject site is Urban Harbor (UH) in the Port Angeles Shoreline Master Program, and Industrial (I) in the Port Angeles Comprehensive Plan. The site is designated as Public Buildings and Parks (PBP), and Industrial Heavy (IH) in the Zoning Code. Trails are listed as permitted uses in the UH designation under the Shoreline Master Program and the PBP zone. The trail will follow the base ofthe marine bluff and the Ennis Creek corridor to remain within the PBP zoning to the greatest extent. Planning Commission Minutes Jllne 12, 2002 Page 6 . . The Port Angeles Harbor provides nearshore marine habitat for juvenile Puget Sound chinook salmon, which are listed as a threatened species under the Endangered Species Act. Nearshore marine areas provide habitat for salmon, as well as for bait fish such as herring and sand lance. Eelgrass and near shore areas are known as key habitat for juvenile salmon as it provides refuge, as well as feeding habitat. 8. The project, as conditioned, is consistent with the Port Angeles Zoning Code as trails are permitted uses within the PBP zone. 7. 9. The project, as conditioned, is consistent with the Port Angeles Shoreline Master Program. Those most relevant include the following: Chapter 4 C - Clearing and Grading Policy land 2; D - Environmental Impacts Policy I and Regulations 1,4,5,6, 7, 8, and 9; E ~ Environmentally Sensitive Areas Policy 1 and Regulation 1,2, and 3; F - Kelp Beds, Eelgrass Beds, Herring Spawning Areas, Smelt Spawning Areas, Shellfish Areas and Other Critical Salt Water Habitats Policies 3 and 4 and Regulation 6; H - Salmon and Steelhead Habitats Policies 1-4 and Regulations 6 and 12; J - Public Access Policies 1,2,3 and 5 and Regulations 1,4,5,6,7 and 10; N - Water Quality Policies 1 and 2; and Use Table H;. The project, as conditioned, is consistent with the Port Angeles Comprehensive Plan. Those most relevant include the following: Growth Management Element Goal A, Policy i; Land Use Element, Open Space Goal I and J, Policy 2, 4, and 6, Transportation Element Goal A, Policy 1, Utility and Public Services Element Goal B, Policy 1, Goal C, Policies 4 and 5, Conservation Element Goal B, and Policies 2 and 9, Goal D, and Policies 2 and 3. 10. 11. The application materials were sent to the Department of Ecology (DOE), and the Washington State Department ofFish and Wildlife (WDFW), for review. Conditions of approval were recommended. 12. The Fire Department indicated they have no comments or recommended conditions of approval regarding the application. 13. No written public comment were received regarding this application. The written public comment period concluded May 30, 2002. 14. The aquatic shoreline is defined by the City's Environmentally Sensitive Areas (ESA) Ordinance, Chapter 15.20, as a "beach and associated coastal drift process area". Buffer and protective standards for these areas are generally deferred to the Shoreline Master Program. 15. The marine bluff and Ennis Creek corridor are designated Environmentally Sensitive Areas by the City's Environmentally Sensitive Areas (ESA) Ordinance, Chapter 15.20. 16. Approval of SMA 02-05 shall also be deemed as approval for the activity in accordance with Chapter 15.20 PAMC. . 17. The State Environmental Policy Act (SEP A) Responsible Official issued a Determination of Non-Significance for the project on June 4, 2002. Planning Commission Minutes June 12, 2002 Page 7 . Conclusions: I. The proposal, as conditioned, would allow for a trail to be constructed across the Rayonier Mill site to connect the east and west ends of the existing Waterfront Trail. 2. The proposal, as conditioned, would not negatively affect critical saltwater habitat, Ennis Creek, the marine bluffs, or their buffers in the area. 3. The proposal, as conditioned, is consistent with the Port Angeles Comprehensive Plan and Zoning Code and is a permitted use with the Public Buildings and Parks zone. 4. The proposal, as conditioned, is consistent with the Shoreline Master Program. 5. Shoreline developments that are designed with the least environmental impact to the shoreline and its resources is in the best public interest and welfare and furthers the goals and intent of the Shoreline Management Act and Shoreline Master Program. The motion was seconded by Commissioner Craver. Commissioner Hewins stated that he would like the minutes to show that the City is acting to build within the 75 foot buffer required by the City's Environmentally Sensitive Areas Ordinance and not making any provision to remedy that condition in the specified future. The motion passed 6-0. Conditional Use Permit - CUP 02-04. North Olympic Skills Center. 900 West 8th Street: A proposal to establish a skills center, business incubator, and school district office campus in the PBP, Public Buildings and Parks zone. . Associate Planner Scott Johns presented the staff report. Commissioner Rasmussen stated that he felt the posting notice was inadequate to infonn the public as to the true nature of the proposal. He also expressed concern that the permitted uses of the skill center and school district offices were mixed in a confusing way with the conditional uses of the business incubator and EDC offices and suggested that staff provide a new staff report that is more concise. Director Collins provided guidance to the Commission and stated that he would take the matter to the city attorney for his advise on the issue of adequate public notice. Commissioner Rasmussen moved to delay the action on CUP 02-04 pending re-noticing the application and submittal of an amended staffreport. No second was heard, and the motion failed. . Commissioner Rasmussen expressed concern over the nature of what would be taught at the Skills Center and what activities would occur at the business incubator. The operation and use of the business incubator was also questioned, including what is meant by 'start up', would anyone be allowed to use the business incubator or only students, would internships be available, what impacts to the neighborhood would be expected? Jim Jones Jr., 2106 Seabreeze Place, representative for project proponent. Mr. Jones indicated that the skills that will be taught would not include industrial type activities that would create noise, air pollutants, or require shipping or receiving in large quantities. Start up businesses would be considered any new business that did not previously exist. The business incubator would be available to anyone interested in starting a business. . . . Planning Commission Minutes June 1Z. 2002 Page 8 Roger Easling, 1150 Thornton, Sequim, indicated that the business incubator would be run by an 8 member consortium including the school district, Peninsula College, and the Economic Development Council. Chairman Schramm closed the public testimony. Commissioner Rasmussen indicated his opposition to the project, based on the inappropriate use of PBP zoned property for EDC office use and the business incubator, pointing out that the portions of the project requiring the conditional use were not adequately identified and separated in the project description or staffreport. Commercial uses should take place in commercial zones and not in the PBP zone. Additionally, he felt that it was inappropriate for the EDC and Port Angeles School District to make the determination as to what businesses were appropriate for various areas of the City. Commissioner Porter moved to approve CUP 02-04 with the 2 conditions, 10 findings and 6 conclusions as follows: Conditions: 1. The applicant shall meet the permitting and utility requirements, including the provision of 104 off-street parking spaces for the proposed use. 2. The applicant shall provide an engineered drainage plan that meets the requirements ofthe Department of Ecology's Stormwater Management Manual for Western Washington. Findings: Based on the information provided in the Planning Department Staff Report for CUP 02- 04 dated June 12,2002, including all information in the public record file, comments and testimony presented during the public hearing, the Planning Commission discussion and deliberation, and the above listed conditions of approval, the City of Port Angeles Planning Commission hereby finds that: I. Roger Easling, agent for the applicant, North Olympic Peninsula Skills Consortium, submitted a Conditional Use Permit application for a skill center, business incubator, and district offices for the Port Angeles School District on April 29, 2002. 2. The application is for a conditional use pennit to develop a skill center, business incubator and office building for the Port Angeles School District on a PBP Public Buildings and Parks zoned property. 3. The site is located at 900 West 9Lh Street, Port Angeles, Washington. The parcel is legally described as Block 259 and Lots 1 - 4 of Block 300, Townsite of Port Angeles. 4. The parcel is zoned PBP Public Buildings and Parks. The surrounding zoning designations include Residential (RS-7) to the south and east, Community Shopping District (CSD) to the north and west, and Neighborhood Commercial (eN) to the west. Department of Community Development Staff Report CUP 02-04 North Olympic PeninSl/la Skills Consortium Page 9 . . 5. The subject site is approximately 5 acres in size and is the present location of the old Lincoln School, the Choice alternative school and industrial arts shops for the Port Angeles School District. The site is owned by the Port Angeles School District. 6. The proposed buildings will occupy between 40,000 and 50,000 square feet of the site. The current development on the site is approximately 42,200 square feet. The PBP zone has a maximum 50% site coverage requirement. Site coverage will be approximately 43% at maximum proposed build out. 7. The Comprehensive Plan designation indicates that the site is located on an imprecise margin between two planning designations. A Commercial (C) designation area generally follows 811l Street and C Street located to the north and west ofthe site and a Low Density Residential (LDR) designation boarders the east and south portions of the site. The business incubator use would be permitted in the Commercial designation and schools would be permitted in the residential designation. 8. The applicant is proposing 130 parking spaces for the project. The required number of parking spaces for the classroom and office uses proposed is 104 spaces. The proposed parking will also be used for the existing uses on the site. 2. The proposal is consistent with the intent ofthe Comprehensive Plan's Growth Management Element Policies Al and A2, the Land Use Element Policies DI and D2, and the Economic Development Policies A2, A4, A5, A8, A9, AlO, All and B3. 3. A Determination of Non-Significance was issued for this proposed action on May 30,2001. Conclusions: Based on the information provided in the Department Staff Report for CUP 02-04 dated June 12, 2002, including all of the information in the public record file, comments, and testimony presented during the public hearing, the Planning Commission's discussion and deliberation, and the above listed condition of approval and the above listed findings, the City of Port Angeles Planning Commission hereby concludes that: 1. The proposed skill center and school district offices are a permitted use in the PBP zone. The proposed business incubator is not defined in the zoning code nor listed as a permitted or conditional use in the zone. The business incubator is a compatible use in the PBP zone and with the surrounding uses in the area. As conditioned, the proposal is consistent with the intent of the Comprehensive Plan's Growth Management Element Policies Al and A2, the Land Use Element Policies DI and D2, and the Economic Development Policies A2, A4, A5, A8, A9, AID, All and B3. . 2. 3. The proposed use, a skill center, business incubator and school district offices, is consistent with the purpose of the PBP zone, as it is compatible with adjacent Department ofCommrmity Development Staff Report CUP 02-04 North Olympic Peninsula Skills Consortium Page 10 . 4. residential and commercial uses. Ifthe proposed use complies with certain definitions and the design and performance standards set forth by the Zoning Code, then it can be deemed consistent with the Zoning Code. As conditioned, the proposal is consistent with the requirements for approval of a conditional use permit as specified in PAMC 17.96.050. As conditioned, the proposal is consistent with the Parking Ordinance, P AMC 14.40. 5. 6. As conditioned, the proposal is in the public interest. Commissioner Craver seconded the motion. Discussion followed regarding the issue of the wording in the public notice. The motion passed 4-1 with one abstention. Commissioner Rasmussen voted against the motion, and Commissioner Hewins abstained from the vote. Commissioner Porter moved to adjourn. Commissioner Hewins seconded the motion. Director Collins indicated that there were two agenda items remaining and that some action should be taken on those items. The motion to adjourn was withdrawn. . Commissioner Porter moved to continue those remaining items. Commissioner Hewins seconded the motion. Director Collins pointed out that one issue on the agenda was time sensitive and members of the audience were available to address the issues of that application and that there were other members of the audience in attendance that may wish to speak to the second item remaining on the agenda. Commissioner Porter withdrew his motion to continue those items, at least to continue them. Due to the lateness of the hour, Commissioner Hewins asked to be excused from the remainder of the meeting. There were no objections, and Commissioner Hewins was excused. Commissioner Craver moved to adjourn the meeting and continue the remaining items to June 26, 2002. The motion was seconded by Commissioner Rasmussen. The motion failed 3-2. Conditional Use Permit. CUP 02-05. North Olympic Skills Center. Interim site - 1908 "0" Street: A proposal to establish an interim skills center location in the Airport Industrial Park in the IL, Industrial Light zone. Director Collins presented an abbreviate staff report. Chair Schramm opened the public testimony. No members of the public spoke. Chairman Schramm closed the public testimony. Commissioner Philpott moved to approve Conditional Use Permit CUP 02.05 with the 2 conditions, 12 findings and 7 conclusions as follows: Conditions: . 1. The Port Angeles School District interim skill center use shall remain valid under the proposal as described in the application and staffreport for conditional Use Permit CUP 02-05, until July, 2003. . . . Department of Community Development Staff Report CUP 02-04 Nor-th Olympic Peninsula Skills Consor-tium Page J J 2. Extension ofthe trade school use shall not be given at the subject location unless the site is rezoned to IP, Industrial Park. Findings: Based on the infonnation provided in the Planning Division Staff Report for CUP 02-05, dated June 12, 2002, including all information in the public record file, comments, and testimony presented during the public hearing, the Planning Commission's discussion and deliberation, and the above listed conditions of approval, the City of Port Angeles Planning Commission hereby finds that: I. Roger Easling, agent for the applicant, Port Angeles School District, submitted a conditional use permit application for an interim skill center activity on May 21,2002. 2. The application for a conditional use permit is to establish an interim skill center/administration office use in the Industrial Light zone for a period of one year while a permanent location is under construction and development. Activities that would be conducted in the interim skill center would be mainly to establish the skill center as a use within the community and to provide an administrative support base for the future permanent skill center. 3. The proposed interim site is located at 1908 "0" Street, Port Angeles, Washington, in the Airport Industrial Park and is owned by the Port of Port Angeles. The Port Angeles School District would be securing a lease from the Port for the interim use in the event the CUP is approved. 4. The activity is planned to occur on a daily basis (Monday through Friday) 8 a.m. to 8 p.m. with a maximum of 40 students and 4 - 6 administrative staff. Activities would mainly consist of lectures with some hand-on training for non impactive trades such as multi media use or physical therapy. 5. The subject site is zoned IL, Industrial Light. Surrounding zoning designations include Industrial Light to the south and east, and west, with Residential Medium Density north of the site north of Eighteenth Street. 6. The Industrial Light zone does not allow for schools or trade school activities. The zone allows for business and professional offices as permitted uses. Under certain conditions and with compliance with the purpose section ofthe IL zone (Section 17.32 PAMC), other uses that meet with the intent of the IL zone may be permitted by conditional use permit. 7. The Comprehensive Plan designation identifies the area as Industrial. The entire Comprehensive Plan and Land Use Map were reviewed with regard to the proposal. . . . Deparlment oj Community Development Slaff Repon CUP 02-04 Norlh Olympic Peninsula Skills Consorlium Page J 2 Economic Development Element Goal A, Policies 2,4,5,8,9,10, and 11 appear to be most relevant to the proposed interim use. 8. The Industrial Park (IP) zone allows for business colleges and trade school activities as permitted uses. 9. The Planning Commission shall consider applications for conditional use permits for uses as specified in the applicable chapter ofthe Zoning regulations. The Planning Commission may grant said permits which are consistent with and compatible with the purpose of the zone in which the use is located, consistent with the Comprehensive Plan, and not contrary to the public use and interest. The Planning commission may refuse to issue a conditional use permit if the characteristics of the intended use as related to the specific proposed site are such as would defeat the purpose ofthese zoning regulations by introducing incompatible, detrimental, or hazardous conditions. In each application the Planning Commission may impose whatever restrictions or conditions they consider essential to protect the public health, safety, and welfare, and to prevent depreciation of neighboring property. 10. The purpose of a conditional use permit is to ensure that the maximum degree of compatibility between uses is attained. 11. Twenty-four (24) off-street parking spaces are provided with an additional 8 possible on- site. 12. An Adoption of Previous Document was issued for this proposal on June 12, 2002. This satisfies the City's responsibility under the State Environmental Policy Act (SEPA). Conclusions: Based on the information provided in the Department Staff Report for CUP 02-05 dated June 12, 2002, including all of the information in the public record file, comments, and testimony presented during the public hearing, the Planning Commission's discussion and deliberation and the above listed conditions of approval and findings, the City of Port Angeles Planning Commission hereby concludes that: I. As conditioned, approval of the interim school/office use should not set a precedent which would allow for school uses to become conditional uses in the IL zone. 2. The proposed use is an interim activity which functions in many ways similar to an office use in the Industrial Light zone where business and professional office uses are permitted. 3. Given the average age of students, it is likely that those traveling to the site will arrive by personal vehicle or school conveyance. . . . Planning Commission MinI/res June] 2. 2002 Page J 3 4. The interim use as a business office/classroom activity is consistent with the City's Comprehensive Plan, specifically Economic Development Element goal A, Policies 2,4,5,8)9 10 and 11. 5. As conditioned, the proposal is consistent with the requirements for approval of a conditional use permit as specified in P AMC 17.96.050. 6. As conditioned, the proposal is consistent with the City's Parking Ordinance, PAMC 14.40. 7. As conditioned, the proposal is in the public interest. The motion was seconded by Commissioner Rasmussen and passed 5-0. Shoreline Development Permit SMA 02-06) 201 Front Street A proposal to construct a 93,460 square foot hotel and conference center in the shoreline jurisdiction. The staffreport was not ready for presentation at the time of the meeting. Chair Schramm opened the public testimony. No members of the public spoke. The hearing was continued to the June 26, 2002, meeting. COMMUNICATIONS FROM THE PUBLIC None. ST AFF REPORTS Director Collins told the Commissioners that he had copies of the revised Municipal Code amendments proposal that the Commission had requested and provided those to the Commission. REPORTS OF COMMISSION MEMBERS None. ADJOURNMENT The meeting adjourned at 10:25 p.m. cw~ Chuck Schramm, Chair Brad Collins, Secretary PREPARED BY: S. Johns · FORTANGELES WAS H I N G TON, U. S. A. PLANNING COMMISSION ATTENDANCE ROSTER AND TESTIMONY SIGN-UP SHEET PL~ASB SIGN IN Meeting Agenda of: :JVJoJt:. J Z ) 2.C02.., PLEASE NOTE: IF you plan to testify, by signature below, you certify that the testimony given is true and correct under pelUllty of perjury by the laws of the State of Washington. Sif!nature below DOES NOT REQUIRE you to testify - it only acknowledges your presence. NAME: ADDRESS: Agenda Item No. V ~ Th c.- C,^-J'h 601 G if rz., Y-2- vi 1 ~~~ (Q "\--1 ~L ~{It<-\. 9,..}-O \L. ~ C-UP -QL -v ~ ~IKY... V .J I ""- ~ 0 '" ~ ~ JIt..... c2l 0 lQ j"~A6RJ~~('F PLf\\{{I-" -:f"" D -t~"~~ \~~d- w. l () \fA- r/ R~ '-"'"' -tFa..it ~\ (IC6 -rLo-~.L.. ~v~ . "-.) \.