HomeMy WebLinkAboutMinutes 08/16/2006
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~ORT ANGELES
WAS H I N G TON, U. S. A.
AGENDA
PLANNING COMMISSION
321 East Fifth Street
August 16, 2006
Special Meeting
6 p.m.
I. CALL TO ORDER
Pledge of Allegiance
II. ROLL CALL
III. APPROVAL OF MINUTES: None were presented
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VIII.
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PUBLIC HEARING:
AMENDMENT TO CONDITIONAL USE PERMIT CUP 75(2)1. OLYMPIC
VISTAS. INC.: Request to amend a conditional use permit which permitted the
development of a 10 unit apartment in the RS- 7 Residential Single Family zone on a
2+ acre building site. The amendment proposes to allow independent development
on the undeveloped lots within the building site area.
COMMUNICATIONS FROM THE PUBLIC
STAFF REPORTS
REPORTS OF COMMISSION MEMBERS
ADJOURNMENT
PLANNING COMMISSIONERS Chene Kldd (ChaIr), Dave Johnson (VIce ChaIr), Kevm Snyder, John Matthews, Stanley Hams, Werner BeIer
PLANNING STAFF Mark Madsen, DIrector, Sue Roberds, Plannmg Manager, Nathan West, Pnnclpal Planner, Scott Johns, ASSOCIate Planner
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MINUTES
PLANNING COMMISSION
Port Angeles, Washington 98362
August 16, 2006
6:00 p.m.
ROLL CALL
Members Present:
Dave Johnson, Cherie Kidd, Kevin Snyder, John Matthews,
Stanley Harris, Wemer Beier, Doc Reiss
Members Absent:
None
Staff Present:
Sue Roberds
Public Present:
Kay Kassinger, B. Barbour, Paul Lamoureaux, J.F. Dedman,
Tina Lipman, Bev Adams, Cathy Lucero, Randy Stone, Katie
Kehner
CALL TO ORDER/PLEDGE OF ALLEGIANCE
Chair Kidd called the meeting to order at 6:05 p.m. Commissioner ~eiss led the flag salute.
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APPROVAL OF MINUTES
Commissioner Snyder moved to approve the July 12,2006, regular meeting minutes as
presented. The motion was seconded by Commissioner Johnson and passed 6 -1 with newly
appointed Commissioner Reiss abstaining.
PUBLIC HEARING:
Chair Kidd 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.
AMENDMENT TO CONDITIONAL USE PERMIT CUP 75(2)1. OLYMPIC VISTAS.
INC.: Request to amend a conditional use permit which permitted the development of a 10
unit apartment in the RS-7 Residential Single Family zone on a 2+ acre building site. The
amendment proposes to allow independent development on the undeveloped lots within the
building site area.
Planning Manager Sue Roberds presented the staff report recommending approval of the
requested conditional use permit amendment and presented a Power Point presentation identifying
the site location and proposal. Chair Kidd opened the public hearing.
Kay Kassinger, Planner for the Housing Authority of the County of Clallam (HA CC),
2603 South Francis Street stated that the proposal had been well stated by staff and offered to
. respond to any further questions. The proposed housing development is intended to provide housing
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Planmng Commission Mmutes
August 16, 2006
Page 2
through a mutual self help program sponsored by the HACC. Each lot will be individually owned
and developed by individual property owners with assistance from the HACC. The engineering firm
2020 Engineers has been hired to suggest and design low impact development (LID) walkways,
planting, parking, and common areas that will help handle stormwater issues and provide a low
impact showcase for the City. There will be three different floor plans, both one and two story.
The HACC has responded to neighbor's expressed concerns by designing residential
placement with regard to view blockage, upgrading the accessing alleys to a full 20' width rather than
the 10' normally developed, and providing pervious surfaces throughout the interior of the
development. The areas central to the development which will be used by all homeowners within
the site will be maintained by a homeowners association.
Randy Stone, 437 Lopez Street thought that the remaining west 35' of Vine Street should be
vacated. He asked that Vine Street either be closed, vacated, or improved and would be interested,
as an abutting property owner, as seeing that that happened.
Kate Kehner, 433 Lopez Street identified concerns regarding the heavy traffic in this one
block stretch of Vine Street. She stated that a neighbor had counted 407 vehicles within a one day
period traveling along Vine Street in the subject location. The project is "awesome" in scope but
she hoped that the City would pave the remaining portion of Vine Street.
Cathy Lucero, 509 South Vine Street was concerned that the existing development crowds
the alleys, which is unfortunate. There is a great deal of traffic in the undeveloped alley at the
present and the development will only add to that situation.
Paul Lamereaux, 602 Whidby Avenue asked for information as to access to the area to the
east of the site.
Tina Lipman, 438 Lopez A venue stated that the proposal is a wonderful proj ect in scope but
was concerned with the existing traffic along Vine Street. She reiterated the poor condition of Vine
Street and that the City doesn't seem to be listening to concerns regarding the potholed and dirt road.
There being no further discussion, Chair Kidd closed the public hearing.
Planning Manager Sue Roberds addressed the issues identified during public testimony. She
explained that the issue under discussion and subject ofthe amendment is whether, by the addition
of the area added to the site by the subsequent vacation of the east one-half of Vine Street, the
density ofthe overall project would meet with the intent ofthe originally permitted conditional use
permit. The development is a lot by lot development on previously platted lots. No new lots are
being created, rather, lot areas are being defined and adjusted to accommodate right-of-way vacated
in 1987. Density will not exceed that expected within the underlying residential zone. The southern
lots within the ownership could essentially be developed as is. The amendment really deals with the
northern ownership and disposition of the vacated Lopez Avenue right-of-way. The remaining
portion of Vine Street may only be considered for vacation if a petition is submitted by abutting
property owners Stone and Lipman. To Ms. Roberds knowledge, no such petition has ever been
considered.
Commissioner Snyder was concerned that Vine Street had never been improved and was a
bit frustrated that there is no mechanism to compel its improvement. Commissioner Reiss
commended the Housing Authority for considering low impact development concepts in the design
development, and in working with the neighborhood toward a conclusion that involves the
neighborhood residents.
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Plannmg CommIssIon Mmutes
August 16, 2006
Page 3
Following further discussion, Commissioner Reiss moved to approve amendment to
Conditional Use Permit CUP 75(2)1 to allow development ofthe lots within the ownership as
described in the current 2006 amendment subject to the following conditions and supported
by the following findings and conclusions:
Conditions:
1. All new construction shall be consistent with area and dimensional standards for the RS-7
zone.
2. The development shall be in substantial conformance with the plan submitted with the
application dated August 11,2006.
Fzndings:
Based on the information provided in the Community & Economic Development Staff Report with
regard to the proposed amendment to CUP 75(2)1 dated August 9, 2006, 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:
1.
The Housing Authority of Clallam County submitted an application to amend Conditional
Use Permit CUP 75(2)1 on July 14, 2006. The applicant owns the subject property.
2. The proposed site includes Lots 6 through 10 and Lots 11 through 15 and a portion of Lot
16, Block 16 Puget Sound Cooperative Colony, Second Addition to Port Angeles including
portions of V acated Lopez Avenue and Vacated Vine Street. No new lots are being created.
3. The application is an amendment to a conditional use permit issued in 1975 which allowed
development of a retirement apartment complex of 10 units on the subject site. The 10 unit
apartment approved by CUP 75(2)1 was never developed, however a 4 unit apartment was
constructed on the site under the conditional use permit.
4. The 1975 permit was amended in 1983 to encompass only the north lots (Lots 11 - 15) of
the building site and allowed the southern five lots to be sold individually. The conditions
of the 1983 amendment are that there could be no more than five units developed on the
north lots (Lots 11 - 15) and that when the southern lots are developed, Lopez Avenue was
to be rededicated to the city. No action was taken subsequent to the 1983 amendment to
CUP 75(2) 1. The entire site was recently purchased by the Housing Authority.
5.
The site is zoned RS-7 Residential Single Family. Density in the RS-7 zone is expected not
to exceed 6.22 dwelling units per acre. The proposed density for the development is 6.19
dwelling units per acre.
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Plannmg CommiSSIOn Mmutes
August 16, 2006
Page 4
6.
Development of the site includes biolfiltration and infiltration methods to address
stormwater.
7. The site plan identifies a common parking area in the vacated Lopez Street right-of-way area
that provides parking that would normally be found in a grid pattern neighborhood. The area
provides for at least 16 parking sites for the nine units of housing. The existing 4 plex unit
provides off-street parking for the activity. The applicant is proposing to develop the alleys
exterior to the site to a full 20' width.
8. Standard City streets are developed to a 24' to 34' width depending on location. Alley
development is 10' although alley right-of-way is 20'.
9. The Comprehensive Plan designates the site as Low Density Residential (LDR). Adjacent
designations are also LDR with a small area designated as Open Space (Lion's Park). The
site is located in the City's South Central Planning Area. Development in the neighborhood
is primarily single family residential, with some accessory residential units, and apartments.
10. Per 17.96.050 P AMC, the Planning Commission shall consider applications for conditional
use permit uses 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 ofthe 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 ifthe characteristics ofthe intended use would
defeat the purpose of the City's zoning regulations.
11. A development that is approved through the conditional use permit process must remain in
continual compliance with specific conditions of approval or it may be revoked.
12. Reviewing City Departmental comments were considered in the review of this application.
No concerns were noted with the proposed development Access, utilities, services, and land
use development ordinances were reviewed for compliance with regard to the proposed
amendment.
13. Notification ofthe proposed action and conditional use permit application was placed in the
Peninsula Daily News on July 26,2006. Public notice was mailed to property owners within
300 feet ofthe subject property on July 21,2006, and a public notice was posted on the site
on July 24, 2006. Several letters were received from the public as a result of the public
notice.
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Planning CommissIOn Minutes
August 16, 2006
Page 5
14. An Adoption of a Previous Document, Determination of Non-Significance #1043, was
adopted on August 2, 2006.
15. The Planning Commission opened a public hearing on the proposal at the August 16,2006,
meeting.
Conclusions:
Based on the information provided in the Department of Community and Economic Development
Staff Report for an amendmentto CUP 75(2) 1 dated August 9,2006, including all ofthe 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 listed
findings, the City of Port Angeles Planning Commission hereby concludes that:
1. As conditioned, the proposal is consistent with the intent of the Comprehensive Plan,
specifically with Land Use Element Goal A and Policy A.2; Land Use Element Goal B, and
Policies B.l and B.4; Land Use Element Goal C and Policies C.l; Transportation Element
Policy B.l; Housing Element Goal A and Policy A.l; Housing Element Goal B and Policy
B.6; Conservation Element Goal A and Policy A.l, Goal B and Policy B.ll, 12, and
Obj ecti ves B. 3, and 4; and Economic Development Policy B. 5. The Plan's residential goals
and policies indicate that a mix of uses is acceptable and even expected when desired
densities are maintained. Housing and Conservation Elements particularly encourage
innovative design that will accomplish expected density development while implementing
best development practices.
2. As conditioned, the proposal is consistent with land use development standards and with the
expected residential density of the RS-7 Residential Single Family zone as established in
PAMC 17.10.
3. The proposal is consistent with requirements for approval of, and amendment to, a
conditional use permit as specified in P AMC 17.96.050.
4. The proposal meets or exceeds the City's land use development standards outlined in the
City's development ordinances and is in compliance with expected access and circulation
patterns expected in a typical grid street development. The consolidated parking area, and
enlarged alley access way, and increased rear yard setbacks exhibit an innovative approach
to neighborhood development in this dead end location.
The motion was seconded by Commissioner Beier and passed unanimously.
COMMUNICATIONS FROM THE PUBLIC
None
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Planmng CommiSSIOn Mmutes
August 15. 2006
Page 6
ST AFF REPORTS
Planning Manager Roberds welcomed Commissioner Reiss on behalf of staff. As is the
practice, the regular meeting scheduled for August 23,2006, was cancelled.
REPORTS OF COMMISSION MEMBERS
None.
ADJOURNMENT
The meeting adjourned at 7:45 p.m.
Sue Roberds, Secretary
PREPARED BY. S. Roberds
1.20RTANGELES
WAS H I N G TON, USA
PLANNING COMMISSION ATTENDANCE ROST~R
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Meeting Agenda of: a'J / (". I 2f?O ~
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Agenda Item No.
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