HomeMy WebLinkAboutMinutes 07/12/2006
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WAS H I N G TON, U. S. A.
AGENDA
PLANNING COMMISSION
321 East Fifth Street
July 12, 2006
6 p.m.
I. CALL TO ORDER
Pledge of Allegiance led by Chair
II. ROLL CALL
III. APPROVAL OF MINUTES: Regular meetings of June14 and 28, 2006
IV. PUBLIC HEARINGS:
1. CONDITIONAL USE PERMIT - CUP 06-04 - KEITH. 913 and 915 South Pine
Street: A proposal to construct a duplex in the RS-7 Residential Single Family zone.
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2.
PRELIMINARY BINDING SITE IMPROVEMENT PLAN - PORT OF PORT
ANGELES. Terminal 7. Port Angeles Harbor: A proposal to designate a 17.7 acre site
into 6 industrial lease lots in the Industrial Heavy zone.
V. COMMUNICATIONS FROM THE PUBLIC
VI. ST AFF REPORTS
VII. REPORTS OF COMMISSION MEMBERS
VIII. ADJOURNMENT
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PLANNING COMMISSIONERS Chene Kldd (Chair), Dave Johnson (Vice Chair), Kevm Snyder, Candace Kaltsh, John Matthews, Stanley Hams, Werner Beier
PLANNING STAFF Mark Madsen, Dlrcctor, Sue Roberds, Planl1lng Manager, Scott Johns, Associate Planner, Nathan West, Prmclpal Planner
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MINUTES
PLANNING COMMISSION
Port Angeles, Washington 98362
July 12, 2006
6:00 p.m.
ROLL CALL
Members Present:
Dave Johnson, Kevin Snyder, John Matthews, Stan Harris
and Werner Beier
Members Excused:
Cherie Kidd, one vacancy
Staff Present:
Nathan West, Scott Johns
Public Present:
Bill Keith, Rena Keith, Leo Hager, Matt Bailey, Wilma
Trillingham, Susan Bauer
APPROVAL OF MINUTES
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Commissioner Snyder moved to approve the minutes of the June 14, and the June
28, 2006, minutes. The motion was seconded by Commissioner Beier and passed
unanimously.
PUBLIC HEARINGS:
CONDITIONAL USE PERMIT - CUP 06-04 - Keith. 913 and 915 S. Pine
Street: An application to allow a duplex in the RS-7 Residential Single Family
zone.
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Principal Planner Nathan West presented the Department's report recommending
approval of the conditional use permit.
Vice Chair Johnson indicated that those who testify must sign the "Sign In" log and
affirm that their testimony will be truthful to the best of their knowledge, and opened the public
hearing.
Bill Keith, 150 Cliff Robinson, Sequim, the applicant, stated that the building he is
proposing is an attractive design and will be a positive addition to the neighborhood.
Commissioner Mathews asked about the proposed location of the building on the site. Mr. Keith
stated that the proposed location will allow the most separation from the Valley Creek ravine and
maintain the required setbacks.
Wilma Trillingham, 501 W. 1 (/h Street, ask how the proposed duplex would affect local
property values and if the required parking would be adequate, stating that others in the
neighborhood have had to park on the street. Ms. Trillingham indicated concern over who might
be allowed to live in the duplex stating that there had been troubles in the neighborhood from
individuals that rented houses. She further stated that another duplex had been approved in the
area but a double wide manufactured home had been build instead and asked if there was any
control over what would be built. Mr. Keith showed her his proposed building plan.
Planner West indicated that property values are not an issue that can be evaluated during
the review of a conditional use permit and that the parking available on the proposed site was
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Plannzng CommISSIOn Mmutes
July 12, 2006
Page 2
adequate and met the parking standard in the code. He further stated that the decision on a
conditional use permit could not include consideration of whether future occupants would be
owners or renters.
Matt Bailey, 512 W. lfjh Street, indicated that parking in the neighborhood was an issue
and that he felt that a duplex was not an appropriate use in the single family neighborhood.
There being no further testimony, Vice Chair Johnson closed the public hearing.
Commissioner Harris asked staff what situations would allow for the Planning
Commission to deny a conditional use permit for a duplex. Planner West indicated that if a
proposal did not meet the specific requirements of the zoning code or if a proposal did not meet
the intent of the Comprehensive Plan and zoning code a conditional use could be denied.
However, in this case, the proposal did meet both the specific requirements and the intent of both
the zoning code and the Comprehensive Plan.
Commissioner Beier pointed out that the proposed building appeared attractive and met
the code requirements. He reiterated that the Planning Commission has no control over who
might occupy the structures once they are completed.
At the request of a member of the audience, Vice Chair Johnson reopened the public
hearing.
Leo P. Hager, 924 Pines Street. indicated that he feels that a duplex is inappropriate in
the neighborhood because renters do not become involved in the community of neighborhoods as
home owners do.
There being no further testimony, Vice Chair Johnson closed the public hearing.
Commissioner Mathews asked Mr. Keith if he might consider alterations to the proposed
parking design to address the neighborhood's concerns about parking. Mr. Keith indicated that
the propose design met the parking standards and increasing the size would impact the existing
landscaping and bring the parking closer to the Valley Creek Ravine.
Commissioner Harris moved to approve CUP 06-04 with the following conditions,
findings, and conclusions.
Condltions:
1.
Separate water and electrical meters are required for each dwelling unit.
Addressing for the duplex units shall be clearly identified as 913 and 915 Pine
Street. Address numbers must be at least six (6) inches in height and readily
visible from the street and of contrasting color from their background.
Two (2) off-street parking spaces are required for each residential dwelling unit for
a total of four (4) spaces.
Smoke detectors are required per the International Residential Code.
The applicant shall construct a sidewalk to Public Works and Utilities Standards
along the frontage of Pine Street. Driveway and site access shall be constructed to
Public Works and Utilities Standards.
All utility improvements and required easements including water, sanitary sewer,
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Planmng CommiSSIOn Mmutes
July 12, 2006
Page 3
storm drainage and electrical are to be completed to the satisfaction of the Public
Works and Utilities Department.
Fzndzngs:
1. William Keith submitted a Conditional Use Permit application for a duplex on June 8,
2006. The applicant owns the subject property.
2. The proposed site is legally described as Hall BLA Survey Parcel A of the Townsite of
Port Angeles and is located at 913 and 915 Pine Street.
3. The site is zoned Residential Single Family (RS-7) and Public Buildings and Parks (PBP)
and is greater than 10,500 sq. ft. in area. In accordance with Section 17.96.030(A)(3)
P AMC the less restrictive zone may be extended to the entire lot.
4. The Comprehensive Plan designates the site as being in the imprecise margin between
Low Density Residential and Open Space. The area between land use designations
should be considered an imprecise margin in order to provide flexibility in determining
the boundary of such areas. Adjacent designations are also Low Density Residential and
Open Space. The site is located in the City's North West Planning Area.
5. The subject site is located on the east side of Pine Street north of 10th Street. The nearest
multi-family use is located approximately 1,500 feet to the north of the site at
intersection of West 8th and Cedar Street.
6.
A conditional use permit was approved for an accessory residential unit at 12th street in
between Pine and Cedar at the June 14th Planning Commission Meeting.
Per 17.96.050 P AMC, the Planning Commission shall consider applications for
conditional use permits as specified in the applicable Chapter of the Zoning Regulations.
The Planning Commission may grant said permits which are consistent 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. In each application
the Planning Commission may impose whatever restrictions or conditions are considered
essential to protect the public health, safety, welfare, and to prevent depreciation of
neighboring property. Conditional uses shall be evaluated to determine if the
characteristics of the intended use as related to the specific proposed site would defeat the
purpose of the City's Zoning Regulations by introducing incompatible, detrimental, or
hazardous conditions. The Planning Commission may refuse to issue a conditional use
permit if the characteristics of the intended use would defeat the purpose of the City's
zoning regulations. The City's Comprehensive Plan was reviewed for consistency with
the proposal.
A development that is approved through the conditional use permit process must remain
in continual compliance with specific conditions of approval or may be revoked.
A sidewalk is required along the frontage on Pine Street as the site is located along a
school walking route. Sidewalk development is required for all new development along
school walking routes.
Site access must comply with Public Warks and Utilities Standards.
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Planning CommissIOn Minutes
July 12, 2006
Page 4
Notification of the proposed action and conditional use permit application was placed in
the Peninsula Dazly News on June 26, 2006. Public notice was mailed to property
owners within 300 feet of the subject property on June 22,2006. The site was posted on
June 22, 2006. No written comments were received.
12. A Determination of Non-Significance was issued for this proposed action on July 11,
2006.
11.
13. The Planning Commission conducted a public hearing on the proposal at the July 12,
2006, regular meeting.
Conclusions:
1. As conditioned, the proposal is consistent with the intent of the Comprehensive
Plan, specifically with Land Use Map Goal A Policy 1, Land Use Element Goal A
and Policy A.2 and C2, Housing Element A.6 and B.6.
2. The proposal is consistent with requirements for approval of a conditional use
permit as specified in 17.96.050 P AMC, and with the requirement for a conditional
use permit for a duplex in the RS-7 per 17.1 0.040(H) P AMC
3. As conditioned, the proposal is consistent with P AMC Chapter 14.40 (Parking
Ordinance).
The use is in the public interest as it allows for a variety of housing opportunities.
The City's responsibility under the State Environmental Policy Act in review of the
proposal has been satisfied.
The motion was seconded by Commissioner Mathews and passed unanimously.
PRELIMINARY BINDING SITE IMPROVEMENT PLAN - PORT OF PORT
ANGELES. Terminal 7, Port Angeles Harbor: A proposal to designate a 17.7 acre site
into 6 industrial lease lots in the Industrial Heavy zone.
Associate Planner Scott Johns presented the department's report recommending approval
of the Binding Site Improvement Plan. Following general questions regarding binding site
improvement plans, access and parking issues for the site, Vice Chair Johnson opened the public
hearing.
Susan Bauer, 338 W. First Street, representing the Port of Port Angeles indicated that
the Port of Port Angeles is planning to consolidate all of its log handling operations to this one
location as a result of their recent master plan adoption. It is the Port's expectations that other
entities would want to also move log handling operations to this area for efficiency. This being
the case, the Port is not anticipating that any new structures will be built on the site and that
relatively few employees will require parking on the site. A specific area on the site has been
identified for employee parking and that they do not anticipate that any on street parking will be
impacted. She further indicated that the existing building would be used for equipment storage,
maintenance, and repair and that the site had stormwater facilities and a wash-down site with
berms, sumps, and wastewater handling equipment.
There being no further testimony, Vice Chair Johnson closed the public hearing.
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Planmng CommiSSIOn Minutes
July 12, 2006
Page 5
After a brief discussion, Commissioner Beier moved to approve Binding Site
Improvement Plan BSIP 06-02 with the following conditions, findings, and conclusions.
Conditions:
Legal descriptions for the six lease lots shall be provided on the final mylar.
Lease lot addresses shall be placed on the final mylar as assigned by the Public Works
and Utilities Department. Address identification shall be placed at each lease lot to the
satisfaction of the City's Fire Department.
Monumentation of all exterior tract comers shall be completed.
The applicant shall provide appropriate easement and maintenance agreements for shared
facilities, including but not limited to circulation, parking, utilities and landscaping. A
description of the facilities shared by the development shall be provided and the system
of common management of those facilities shall be described on the face of the final
mylar.
Utilities, access, and stormwater drainage shall meet the requirements of the City's Urban
Services Standards and Guidelines and shall be developed as required by the Public
Works and Utilities Department.
The applicant shall meet the minimum requirements of the Fire Department with regard
to equipment access requirements, fire hydrants, sprinkler systems, fire walls, and alarms
systems. Additionally, fire alarm systems will require telephone utilities to be provided
to each lease lot.
7. Prior to final approval, a clear map showing access routes shall be submitted to the Fire
Marshall. Access easements shall show fire equipment tum-a-rounds.
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Findings:
1. On June 19,2006, a binding site improvement plan was submitted by Zenovic and
Associates on behalf of the Port of Port Angeles to allow the development of 6 lease lots
on a 17.7 acre parcel ofIndustrial Heavy zoned property located in the 1300 and 1400
blocks of Marine Drive, also know as Terminal 7.
The subject property is identified as Industrial on the Port Angeles Comprehensive Plan
Land Use Map and is legally described as Tracts A, B, C, and D, James Sampson
Donation Land Claim, Blocks 12, 13, 14, Tidelands west of Laurel Street, Block 117,
Townsite of Port Angeles and Port Angeles Harbor.
The Revised Code of Washington RCW 58.17 contains the State's guidelines for the
uniform division ofland within the State of Washington, and Section 58.17.035 provides
requirements that the City is following for binding site improvements plans. Chapter
16.10 of the Port Angeles Municipal Code (P AMC) sets forth local requirements for the
approval of binding site improvement plans. Standards and criteria which must be met
prior to approval of a BSIP are listed in P AMC 16.10.040.
Public notice of the proposal was placed in the Peninsula Daily News on June 27,2006,
mailed to property owners within 300 feet of the site on June 22, 2006, and the site was
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Planmng CommISSIOn Mmutes
July 12, 2006
Page 6
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posted on June 23, 2006. No comments were received during the public comment period,
which closed on July 11, 2006.
Section 16.10.030 PAMC provides that the Planning Commission shall examine BSIP
applications for proposals exceeding 5 acres in size along with written recommendations
of the City Departments, and shall either approve, approve with conditions, or deny the
BSIP within the time requirements of Chapter 18.02 PAMC.
Section 16.10.040 (D) P AMC requires that all exterior tract corners shall be
monumented.
6.
7.
Section 16.10.040 (1) P AMC requires that: Appropriate easements and maintenance
agreements for shared facilities, including but not limited to, circulation, parking,
utilities, and landscaping must be provided.
Section 16.10.040 (T) P AMC requires that a description of the facilities shared by the
development complex of mixed commercial and/or industrial businesses shall be
provided and the system of common management of those facilities shall be described on
the face of the final mylar.
The Port Angeles Department of Community and Economic Development, Public Works
and Utilities, and Fire Departments reviewed the Port of Port Angeles BSIP proposal and
had no objections. Their comments were included in the review of the application.
Development of individual lease lots will require individual development permits.
The proposal has been reviewed with respect to the Comprehensive Plan. The following
Comprehensive Plan policies are found to be most relevant to the proposal: Growth
Management Element Goal A; Land Use Element Goal A, Policy A.2, Goal G, Goal H,
Policies H.1, H.3, and HA; Economic Development Element Goal A, Policies A.1, A.2
and AA.
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11. The Comprehensive Plan requires concurrency for streets, water service, sanitary sewer
service and electrical service (Capital Facilities Element) at the time of development. All
utilities including potable water, sanitary waste, and refuse collection are available in the
area.
12. The site will be serviced by the City's Police, Fire, and Public Works and Utilities
Departments.
13. A Determination of Non significance was issued for the proposal on July 11,2006,
satisfying SEP A (WAC 193-11).
Conclusions:
A. The proposed BSIP is consistent with the Port Angeles Comprehensive Plan and Zoning
Code.
B.
As conditioned, the proposal is consistent with the Chapter 16.10 PAMC, and the
Washington State Subdivision Act, Chapter 58.17 RCW.
Appropriate provisions are available for the public health, safety and general welfare and
for BSIP standards and criteria.
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Planmng CommiSSIOn Mmutes
July 12, 2006
Page 7
As conditioned, the public interest is served in the binding site improvement planning of
the property as articulated in the City's Comprehensive Plan, Subdivision, and Zoning
Ordinances. The Port of Port Angeles binding site improvement plan provides for
industrial development within the City of Port Angeles consistent with the Growth
Management Act.
Review of subsequent development activities is required and will ensure adherence to
local building and development regulations.
The motion was seconded by Commissioner Snyder and passed unanimously.
COMMUNICATIONS FROM THE PUBLIC
D.
E.
None
STAFF REPORTS
Planner West announced the resignation of Candice Kalish from the Planning
Commission.
REPORTS OF COMMISSION MEMBERS
None
ADJOURNMENT
The meeting adjourned at
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PREPARED BY: S. Johns
120RTANGELES
WAS H I N G TON, USA
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PLANNING COMMISSION ATTENDANC~ ROST~R
AND TESTIlVI0NY SIGN-UP SHEET
PLEASE SIGN IN
Meeting Agenda of: :JULY (2..) .).C()~
To help us provide an accurate record of those in attendance, please sign in. Your
signature acknowledges your presence. If you plan to testify, by your signature below, you
certify that the testimony given is true and correct under penalty of perjury by the laws of the
state of Washington. Signature below DOES NOT REQUIRE you to testify.
NAME: ADDRESS: Agenda Item No.
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