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HomeMy WebLinkAboutMinutes 08/23/2000 n ~. . . I. FORfANGELES WAS H J N G TON, U. S. A. PLANNING DEPARTMENT AGENDA PLANNING COMMISSION 321 East Fifth Street August 23,2000 CALL TO ORDER 7 p.m. II. ROLL CALL III. APPROV AL OF MINUTES: Meeting of July 26, 2000. IV. PUBLIC HEARINGS: 1. SHORELINE SUBSTANTIAL DEVELOPMENT PERMIT - SMA 00-11, PORT OF PORT ANGELES~ 1211 Marine Drive: A proposal to establish a waterfront park at the west boat launch of the Port Angeles Boat Haven along the shoreline in the IH, Industrial Heavy zone. 2. SHORELINE SUBSTANTIAL DEVELOPMENT PERMIT - SMA 00-12. CITY OF PORT ANGELES. Francis Street and the Port Angeles Waterfront: A proposal to enlarge and provide handicapped accessibility facilities, including paving, to an existing public waterfront park area along the shoreline in the PBP. Public Buildings and Parks zone. 3. CONDITIONAL USE PERMIT - CUP 00-06 - BUDGET RENT A CAR - Northeast comer of Front and Oak Streets: Request to allow the continuation of an off-street parking area in association with a vehicle rental use in the Central Business District. v. CONTINUED ITEMS: 1. CONDITIONAL USE PERMIT - CUP 00-04 - BEAUSOLEIL. 514 West Eighth Street: A request for a conditional use permit to establish a recycle use in the eN, Commercial Neighborhood zone. (Continued from July 26, 2000.) PLANNING COMMISSIONERS: Fred Hewins (Chair), Linda Nutter (Vice),Bob King,Fred Norton, Charles Schramm, Bob Philpott, Mary Craver PLANNING STAFF: Brad Collins (planning Director), Sue Roberds (Planning Specialist), Debrn Barnes (Associate Planner) VI. COMMUNICA TIONS FROM THE PUBLIC VII. STAFF REPORTS . VIII. . . REPORTS OF COMMISSION MEMBERS IX. ADJOURNMENT PLANNING COMMISSIONERS: Fred Hewins (Chair,), UndaNutter (Viee Chair);Bob King, Fred Norton, Bob Philpott, Charles Schramm, Mary Craver PLANNING STAFF: Brad Collins, Planning Director; Sue Roberds, Planning Specialist. . . . MINUTES PLANNING COMMISSION Port Angeles, Washington 98362 August 23, 2000 7:00 p.m. ROLLCALL Members Present: Fred Norton, Bob King, Chuck Schramm, Mary Craver Members Absent: Linda Nutter, Bob Philpott, Fred Hewins Staff Present: Brad Collins, Sue Roberds, Debra Barnes, Stephanie Woolett, Jeff Abram, John Hicks Public Present: Maxine Whitman, Aria Holzschuh, Susan Bauer, Ken Sweeney, Steve Zenovic, Jack Heckman, Mr. and Mrs. Beausoleil, Michael Gentry, Steve Oliver Because both the Chair and Vice Chair were absent, Commissioner Nutter to recognize Commissioner King as the Chair for the evening proceedings. The motion was seconded by Commissioner Schramm and passed 4 - o. APPROVAL OF MINUTES Commissioner Craver noted that she had the motion indicated on page 9, third paragraph, and moved to approve the July 26, 2000, meeting minutes as corrected. The motion was seconded by Commissioner Schramm and passed 3 - 0 with Commissioner King abstaining due to absence at the meeting. Planning Director Collins introduced Debra Barnes who is the City's new Associate Planner and who will be responsible for the bulk of the Commission's staff reports, and Stephanie Woolett who is the Planning Department's summer intern. Acting Chair King encouraged those present to sign the attendance record so they could be recognized. Persons who intend to speak for or against an issue must sign in and acknowledge that their testimony is truthful to the best of their knowledge prior to providing testimony. PUBLIC HEARINGS: SHORELINE SUBSTANTIAL DEVELOPMENT PERMIT - SMA 00-11. PORT OF PORT ANGELES. 1211 Marine Drive: A proposal to establish a waterfront park at the west boat launch of the Port Angeles Boat Haven along the shoreline in the IH, Industrial Heavy zone. . . . Planning Commission Minutes August 23,2000 Page 2 Associate Planner Debra Barnes presented the Planning Department's staff report recommending approval of the shoreline substantial development proposal. Acting Chair King opened the public hearing. Ken Sweeney, Environmental Manager for the Port of Port Angeles, 338 West First Street, Port Angeles, WashingtOlI, noted that the proposed pocket park is the first in a series of improvements planned for the Port Angeles Boat Haven. The trend of uses in the Boat Haven has been moving away from previous commercial use of the Boat Haven area toward more recreational needs. Funds are expected to be received from the State Interagency Committee for Outdoor Recreation to match the Port's financial contribution for upgrades to the amenities offered at the Boat Haven. He displayed a drawing showing improvements planned for the current proposal and responded to Commissioner Schramm that upgrades are planned for the restroom facilities when funds become available. There being no further questions or testimony, Acting Chair King closed the public hearing. The Commission agreed that the planned development is a big improvement to the public's use of the Boat Haven area and Commissioner Norton moved to approve the shoreline substantial development permit with the following conditions, findings, and conclusions: Conditions: 1. The proposal shall meet all requirements of the Port Angeles Municipal Code including fire code, building code and utility requirements. 2. Any signage shall be consistent with Chapters 4 and 5 of the City's Shoreline Master Program. 3. Site clearing and preparation, as well as, construction and subsequent maintenance activities shall utilize best management practices. 4. The applicant must obtain an administrative Environmentally Sensitive Areas permit approval per Chapter 15.20 of the Port Angeles Municipal Code. 5. The picnic area shall be located 10- feet from the ordinary high water mark. Findings: Based on information provided in the August 23, 2000, staff report (including all of its attachments), comments and information presented during the public hearing, and the Planning Commission's discussion and deliberation, the City of Port Angeles Planning Commission hereby finds that: Planning Ccmmission Minutes Augusl 23, 2000 Page 3 . . . 1. The applicant is proposing to construct a 24-foot by 72-foot passive recreation park, "West Boat Launch Park' in a portion of the Port Angeles Boat Haven facility. The project is located in a portion of the northwest quarter of Section 4, Township 30 North, Range 6 West, Willamerte Meridian. The project site currently consists of a generally flat, lawn area and is bordered by heavy rip rap along the shoreline of the Strait of Juan de Fuca to the north, the public boat ramp and Daishowa chip facility to the west, the Port Angeles Yacht Club buildings, as well as the Port of Port Angeles marina to the east, and the existing, public parking area to the south which will also serve the new facility. Access to the site is via Marine Drive and through the existing marinalboat haven parking lot. Site improvements that are proposed include the placement of a concrete retaining wall at the top of the existing rip rap along the shoreline, sidewalks, picnic tables, and landscaping. The purpose of the retaining wall is for landscaping and safety considerations and not for shoreline stabilization. The parking area shown on the site plan is existing and will be upgraded to include handicapped parking. The current parking barriers (large logs) will be replaced with curbs and the parking spaces will be re-striped. 2. The applicant, the Port of Port Angeles, applied for a Shoreline Substantial Development Permit on June 20, 2000. The application (Attachment B) was determined complete on June 30, 2000. 3. The project is located approximately 750 feet north ofthe City's east/west Waterfront Trail recreational corridor. 4. Shoreline Master Program Chapter 4 Policy 13 specifically addresses the issue of providing public access as close as possible to the water's edge without adversely affecting a sensitive environment. 5. The project proposal includes best management practices of retaining vegetation, collection of runoff, allowing biofiltration and infiltration in order to address any potential negative impacts to water quality from stormwater runoff. 6. The proposed project is located within an area of I DO-year floods. 7. 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. 8. The adjacent aquatic shoreline is considered an environmentally sensitive area by the City's Environmentally Sensitive Areas Ordinance. The aquatic shoreline is defined by the City's Environmentally Sensitive Areas (ESA) Ordinance as a "beach and associated coastal drift process area." . . . Planning Commission Minutes August 23, 2000 Page 4 9. An administrative Environmentally Sensitive Areas permit approval is required for this project in order to comply with Chapter 15.20 of the Port Angeles Municipal Code. 10. The subject site is designated Urban Harbor (UH) on the Port Angeles Shoreline Master Program Shoreline Environment Designation Map, Industrial on the Port Angeles Comprehensive Plan Land Use Map, and Heavy Industrial (ill) on the Zoning Map. 11. Water-enjoyment and recreational use are permitted in the Urban Harbor shoreline environment designation, and boat haven / marinas are permitted in the Comp Plan 1ndustrialland use designation and the IH Zone. Enjoyment and use of the proposed recreational area can be anticipated by the general public, users of the Waterfront trail, adj acent boat ramp, and Yacht Club or marina. 12. Goals, policies, and regulations of the Port Angeles Shoreline Master Program, Comprehensive Plan, and Zoning Ordinance have been considered in review of the proposal. The most relevant are provided in Attachment C and include the following: Port Angeles Shoreline Master Program: Chapter 3 (Goals) Shoreline Use Al and A 7, Conservation Element D3 and D6, Public Access Element El, Recreation Element F1 and F2; Chapter 4 (General Policies and Regulations) Policy 8.2 and Regulations 1-8; Clearing and Grading Policies CI-5, and 7 and Regulations 1-8; Environmental Impacts Policy D1 and Regulations 1-12; Environmentally Sensitive Areas Policies El-2 and Regulations 1-3; Salmon and Steelhead Habitats Policy HI and Regulations 1-14; Public Access Policy J3 and Regulations 1-12; Shorelines of State-wide Significance Policies Kl-6; Signage Policies Ll-4 and Regulations 1-7; Water Quality Policies NI-2 and Regulations 1-2; Chapter 5 (Environment Designations) Urban Harbor (UH) Management Policies Dl-2, 4-5, and 8 -10 and Shoreline Use Matrices which allows recreation as a permitted shoreline use (part H); Chapter 6 (Shoreline Use Policies and Regulations) Recreational Development Policies F 1-4, and 6 and Regulations 1- 7; Flood Hazard Management Policy D3 and Regulations 1-7. Comprehensive Plan: Land Use Element Goal A, Policy A2, Goal I, Policies 12 and 14, Goal J, Policies J2- 3; Conservation Element Goal A, Policy AI, Goal B, Policies BI-2, 6, 9, 12, 14 and 15, Objective 3, Goal D, Policies Dl, and D5. . . . Planning Commission Minutes AI(gust 23,2000 Page 5 Zoning Code: Port Angeles Municipal Code, Chapter 17.34, Heavy Industrial (IH) Zone purpose statement reads "This is the least restrictive industrial zone intended to be the area in which heary industry could develop causing the least impact on other land uses. )) 13. The application materials were sent to the Department of Ecology (DOE), the Washington State Department ofFish and Wildlife (WDFW), and the Lower Elwha Klallam Tribal Council, and Army Corps of Engineers for review. 14. The comment period ran through August 7, 2000 and no comments were received. 15. A Determination of Non Significance was issued by the Port of Port Angeles SEP A Responsible Official for the proposal on June 19,2000, per WAC 197-11-340. 16. The application and hearing process was advertised in accordance with the legal requirements ofthe City of Port Angeles and the State of Washington. Conclusions: Based on information provided in the August 23, 2000, Planning Department staff reports including all of its attachments, comments and information presented during the public hearing, the Planning Commission's discussion and deliberation, and the above listed findings, the City of Port Angeles Planning Commission hereby concludes that: A. As conditioned, the proposal is consistent with the City's Shoreline Master Program specifically: Chapter 3 (Goals) Shoreline Use Al and A 7, Conservation Element D3 and D6, Public Access Element El, Recreation Element F 1-2; Chapter 4 (General Policies and Regulations) Policy B.2 and Regulations 1-8; Clearing and Grading Policies Cl-5, and 7 and Regulations 1-8; Environmental Impacts Policy D1 and Regulations 1-12; Environmentally Sensitive Areas Policy EI-2 and Regulations 1-3; Salmon and Steelhead Habitats Policy HI and Regulations 1-14; Public Access Policy 13 and Regulations 1-12; Shorelines of State-wide Significance Policies KI-6; Signage Policies LI-4 and Regulations 1-7; Water Quality Policies NI-2 and Regulations 1-2; Chapter 5 (Environment Designations) Urban Harbor (UH) Policies DI-2, 4-5, and 8 -10 and Shoreline Use Matrices which allows recreation as a permitted shoreline use and setbacks (part H); Chapter 6 (Shoreline Use Policies and Regulations) Recreational Development Policies F 1-4, and 6 and Regulations 1-7; Flood Hazard Management Policy D3 and Regulations 1-7. B. The project is consistent with the City's Comprehensive Plan. Those policies most relevant to the proposed project are: Land Use Element Goal A, Policy A2, Goal I, Policies 12 and 14, Goal J, Policies J2 and B; Conservation Element Goal A, Policy AI, Goal B, Policies Bl-2, 86, 89, B12, B14 and B15, Objective 3, Goal D, Policies Dl, and D5. . . . Planning Commission Minutes AI/gust 23.2000 Page 6 C. The proposal is in compliance with the Heavy Industrial Zone of the City's Zoning Ordinance. D. The anticipated surface water runoff from proposed sidewalks and other impervious surfaces will be directed to a grassy area, allowing for :filtration of sediments or other pollutants from the adjacent parking area, followed by infiltration to the groundwater and/or adjacent water body whereby any increase of surface water runoff by the proposal should not significantly affect the water quality of Port Angeles Harbor. E. The proposal should not directly affect the nearshore marine habitat. F. The proposal is located in a previously altered area consisting of fill placed in the early 1900s, is separated from the beach by existing rip rap, and will not impair the natural coastal drift processes. G. The proposed improvements of the park which is located within a developed floodplain area should not decrease flood carrying capacity. H. The public's access to and enjoyment of the shoreline area will be expanded by the proposal. The urban waterfront of this mixed-use area should be enhanced by the provision of the passive recreation improvements by tbe proposal. 1. The motion was seconded by Commissioner Craver and passed 4 - O. SHORELINE SUBSTANTIAL DEVELOPMENT PERMIT - SMA 00-12~ CITY OF PORT ANGELES. Francis Street and the Port Angeles Waterfront: A proposal to enlarge and provide handicapped accessibility facilities, including paving, to an existing public waterfront park area along the shoreline in the PBP, Public Buildings and Parks zone. Associate Planner Debra Barnes reviewed the Planning Department's staff report recommending approval of the proposal. She noted that no beach enhancement is planned contrary to what is indicated in the application. All work is landward of the existing improvements. She read a sixth Condition No.6 which staffis recommending be included in approval of the proposal. Acting Chair King opened the public bearing. Jolin Hicks, City of Port Angeles Parks and Recreation Department, was present for questions and indicated that work will not begin on the project until there is a big enough weather window of opportunity for a good deal of work to be completed sucb that the area is not left in a mid construction phase for a long period of time. The playground area is intended to be a small pocket park type of use that will include structures identifiable to a marine environment and interpretive signage. He introduced Mike Gentry, Terma Planners and Arcllitects, 923 East Tenth Street, who answered questions regarding the handicapped access . . . Planning Commission Minutes August 23, 2000 Page 7 Mr. Gentry noted that a driveway down to the trail from Francis Street is planned which is intended to be twofold in that it will not only provide handicapped accessible parking at the trail but it will also allow for an emergency access to the trail from the Francis Street location where now access is only by way of Lincoln Street. The trail has been significantly extended since its original construction phase and a second emergency access is in the public's best interest. It is intended to design and sign the driveway access to the trail in such a manner that users are aware that it is not intended for the general public but is strictly for handicapped accessibility. Lighting should help with vandalism in the area and regular police patrols will be possible with the new driveway. Commissioner Schramm suggested that video recording be considered in the improvements at this time. John Hicks responded that video recording is used at other City facilities and he will look into the possibility. He also answered Commissioner Craver that funding is in place for the proposed improvements through the year 2000 with a potential for extension into 2001. There being no further testimony, Acting Chair King closed the public hearing. Commissioner Schramm moved to approve the shoreline substantial development permit with the following conditions, findings, and conclusions: Conditions: 1. The proposal shall meet all requirements of the Port Angeles Municipal Code including fire code, building code, utility and stormwater management/clearing and grading requirements. 2. Signage shall be consistent with Chapters 4 and 5 of the City's Shoreline Master Program and Chapter 17.40 ofthe Zoning Code. 3. The applicant must obtain an administrative ESA approval per Chapter 15.20 of the Port Angeles Municipal Code. 4. Site clearing and preparation as well as construction and subsequent maintenance activities shall utilize best management practices. 5. The proposed access road shall be located at least 30- feet from the ordinary high water mark and the picnic areas shall be located at least 10- feet from the ordinary high water mark. 6. Appropriate signage will be used to clearly restrict vehicular access to the shoreline area for handicapped and emergency vehicles only. . . . Planning Commission Minutes August 23, 2000 Page 8 Findings: Based on information provided in the August 23, 2000, staff report (including all of its attachments), comments and information presented during the public hearing, and the Planning Commission's discussion and deliberation, the City of Port Angeles Planning Commission hereby finds that: 1. The applicant is proposing to expand an existing waterfront park adjacent to the Port Angeles waterfront trail corridor. The project site is approximately 2.6 acres, has varied topography including unstable marine bluffs, steep slopes, and generally level areas near the shoreline. The site is vegetated with small trees, shrubs and grass and has a unpaved trail access in the southern portion and an existing stairway and waterfront trail on the northern portion along the shoreline. The project site is accessed at the north end of Francis Street. Site improvements that are proposed include the access to the waterfront trail, relocation of the waterfront trail, viewing platforms, picnic areas, playground area, handicapped and emergency vehicle access to the trail, handicapped parking, general parking (located upland), interpretive signage and landscaping. An estimated 18% of the entire site will consist of impervious surface materials. 2. The applicant, the City of Port Angeles, applied for a Shoreline Substantial Development Permit on July 7, 2000. The application (Attachment B) was determined complete on July 12, 2000. 3. The project is located at the north end of Francis Street and includes a portion of the Waterfront Trail recreational corridor. The project is located in a portion of the Southwest quarter of Section 2, Township 30 North, Range 6 West, Willamette Meridian. Adjacent land uses include residential uses to the west and south, residential and the former lIT Rayonier mill to the east, and the Port Angeles Harbor the north. 4. Shoreline Master Program Chapter 4 Policy J3 specifically addresses the issue of providing public access as close as possible to the water's edge without adversely affecting a sensitive environment. 5. The project proposal includes stormwater management controls to address the collection, treatment and control of stormwater runoff. 6. The proposed project is located within an area of lOa-year floods. 7. 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. . . . Planning Commission Minutes August 23. 2000 Page 9 8. The adjacent aquatic shoreline is considered an environmentally sensitive area by the City's Environmentally Sensitive Areas Ordinance. The aquatic shoreline is defined by the City's Environmentally Sensitive Areas (ESA) Ordinance as a "beach and associated coastal drift process area, marine bluff, and ravine." 9. An administrative Environmentally Sensitive Areas permit approval is required for this project in order to comply with Chapter 15.20 of the Port Angeles Municipal Code. 10. The subject site is designated Urban Harbor (UH) on the Port Angeles Shoreline Master Program Shoreline Environment Designation Map, Open Space on the Port Angeles Comprehensive Plan Land Use Map, and Public Buildings and Parks (PBP) on the Zoning Map. 11. Parks and recreational uses are permitted in the Urban Harbor shoreline environment designation, the Comp Plan Open Space land use designation and the PBP Zone. Enjoyment and use ofthe proposed recreational area can be anticipated by the general public, users of the Waterfront trail, and adjacent property owners. 12. Goals, policies, and regulations of the Port Angeles Shoreline Master Program, Comprehensive Plan, and Zoning Ordinance have been considered in review of the proposal. The most relevant are provided in Attachment C and include the following: Port Angeles Shoreline Master Program: Chapter 3 (Goals) Shoreline Use Al and A 7, Conservation Element D3 and D6, Public Access Element El, Recreation Element Fl and F2; Chapter 4 (General Policies and Regulations) Policy B.2 and Regulations 1-8; Clearing and Grading Policies CI-5, and 7 and Regulations 1-8; Environmental Impacts Policy DI and Regulations 1-12; Environmentally Sensitive Areas Policies EI-2 and Regulations 1- 3; Salmon and Steelhead Habitats Policy HI and Regulations 1-14; Public Access Policy J3 and Regulations 1-12; Shorelines of State-wide Significance Policies KI-6; Signage Policies LI-4 and Regulations 1-7; Water Quality Policies NI-2 and Regulations 1-2; Chapter 5 (Environment Designations) Urban Harbor (UH) Policies DI-2, 4-5, and 8 -10 and Shoreline Use Matrices which allows recreation as a permitted shoreline use (part H); Chapter 6 (Shoreline Use Policies and Regulations) Recreational Development Policies FI-4, and 5 and Regulations 1-7; Flood Hazard Management Policy 03 and Regulations 1.7. Comprehensive Plan: Land Use Element Goal A, Policy A2, Goal I, Policies 12 and 14, Goal J, Policies J2- 3; Conservation Element Goal A, Policy AI, Goal B, Policies BI-2, 6, 9, 12, 14 and B15, Objective 3, Goal D, Policies Dl, 05 and D8. Planning Commission Minutes. August 23. 2000 Page J 0 . Zoning Code: Port Angeles Municipal Code, Chapter 17.40, Public Bill ldings and Parks (PBP) Zone purpose statement reads " A zoning designation for publicly-owned property, or property not suitable for development by reason of its topography, geology, or some unusual condition or situation. Much of the land so designated may best be left as 'green belts '. " 13. The application materials were sent to the Department of Ecology (DOE), the Washington State Department ofFish and Wildlife (WDFW), and the Lower Elwha Klallam Tribal Council, and Army Corps of Engineers for review. 14. The comment period ran through August 12, 2000 and no comments were received. IS. A Determination of NonSignificance is anticipated to be issued by the SEP A Responsible Official for the proposal on August 18,2000, per WAC 197-11-355. 16. The application and hearing process was advertised in accordance with the legal requirements of the City of Port Angeles and the State of Washington. . Conclusions: Based on information provided in the August 23, 2000, Planning Department staff reports including all of its attachments, comments and information presented during the public hearing, the Planning Commission's discussion and deliberation, and the above listed findings, the City of Port Angeles Planning Commission hereby concludes that: A. As conditioned, the proposal is consistent with the City's Shoreline Master Program specifically: Chapter 3 (Goals) Shoreline Use Al and A 7, Conservation Element D3 and D6, Public Access Element EI, Recreation Element F 1-2; Chapter 4 (General Policies and Regulations) Policy B.2 and Regulations 1-8; Clearing and Grading Policies Cl-5, and Regulations 1-8; Environmental Impacts Policy Dl and Regulations 1-12; Environmentally Sensitive Areas Policy EI-2 and Regulations 1-3; Salmon and Steelhead Habitats Policy HI and Regulations 1-14; Public Access Policy 13 and Regulations 1-12; Shorelines of State-wide Significance Policies KI-6; Signage Policies LI-4 and Regulations 1-7; Water Quality Policies Nl-2 and Regulations 1-2; Chapter 5 (Environment Designations) Urban Harbor (UH) Policies DI-2, 4-5, and 8 -10 and Shoreline Use Matrices which allows recreation as a permitted shoreline use (part H); Chapter 6 (Shoreline Use Policies and Regulations) Recreational Development Policies Fl-4, and 6 and Regulations 1-7; Flood Hazard Management Policy 3 and Regulations 1-7. . B. The project is consistent with the City's Comprehensive Plan. Those policies most relevant to the proposed project are: Land Use Element Goal A, Policy A2, Goal I, Policies 12 and 14, Goal J, Policies J2 and B; Conservation Element Goal A, Policy . . . Planning Commission Minutes August 23. 2000 Page J J AI, Goal B, Policies BI-2, B9, B12 andB15) Goal D) Policies Dt, D5 and D8. C. The proposal is in compliance with the Public Buildings and Parks (PBP) Zone ofthe City's Zoning Ordinance [PAMC 17.40]. D. Because the anticipated surface water runoff from the proposal will be controlled through stormwater management and erosion control measures whereby any increase of surface water runoff by the proposal should not significantly affect the water quality of Port Angeles Harbor. E. The proposal should not directly affect the nearshore marine habitat. F. The proposal is located in a previously altered area consisting of extensive grading of the former bluff line and is separated from the beach by existing rip rap, it should not impair the natural coastal drift processes. G. The minimal improvement of the park within the area considered as floodplain area should not decrease flood carrying capacity. H. The public's access to and enjoyment ofthe shoreline area will be expanded by the proposal. The urban waterfront of this mixed-use area should enhanced by the provision of the public park. L The motion was seconded by Commissioner Craver and passed 4 - O. CONDITIONAL USE PERMIT - CUP 00-06 - BUDGET RENT A CAR- Northeast corner of Fron~ and Oak Streets: Request to allow the continuation of an off-street parking area in association with a vehicle rental use in the Central Business District. Planning Director Collins explained that the previous action by the Planning Commission ended in a deadlocked decision. The applicant was therefore informed that if he wished to pursue the issue of an unimproved temporary parking lot a new application would need to be submitted. The applicant submitted a new application with additional information on August 4, 2000, which is now under consideration. Staff is recommending that the current conditional use permit application for an unimproved temporary parking lot be approved for 30 days in any calendar year. Commissioner Craver questioned the terminology used in proposed Condition No.4 regarding the transfer of ownership of the subject property. She stated that ownership can transfer without a typical sale occurring. Acting Chair King opened the public hearing. Jack Heckman, 111 East Front Street, stated that the property has been a parking lot for many years, in fact having been used as the City Hall parking lot for nearly twenty years. There is a need for overflow parking in the Downtown area during the peak tourist season and during various community events during the year. Usage is sporadic given the nature of . . . Planning Commission Minutes Altgust 23,2000 Page 12 tourism. He did not agree with the time limitations suggested in Condition No.1 of30 days in any calendar year. The site is not used continually for any 30 day period. Usage occurs throughout the year with the lot being maintained the year round. He would prefer not to be restricted to a particular block or number of days but wished to continue as in the past on as needed basis. He also asked not to be required to remove the signs indicating that parking is available during those times when the lot is not used. He stated that the signs indicate the area is being maintained and not vacant which is favorable to the Downtown area. Aria Holze/lUll, Executive Director of tlte Port Angeles Dowlltown Association. expressed support for the unimproved temporary parking use. While the Downtown Association is in agreement with requirements for improvement of parking areas, the subject site has served as a needed overflow parking lot for some time in an unimproved condition that has not negatively affected other Downtown interests. While the Downtown is in a state of flux with regard to other expected developments including the Gateway Project, the Association does not object to the continued use as an unimproved overflow area. Parking lot improvements are very costly and she supported waiving standard improvements until there is more finality to the development rehabilitation situation in the Downtown. She also expressed support in allowing the signs to remain year round to indicate the lot is being maintained. In response to Commissioner Craver, Mrs. Holzschuh estimated that the Gateway Project may begin in the fall of 200 1. There being no further comment, Acting Chair King closed the public hearing. Commissioner Schramm favored a one year extension as an unimproved temporary parking area for seasonal overflow with the conditions that have been previously imposed on the use. Commissioner Craver strongly objected to the use continuing to operate without those standard improvements that are required of parking lots City wide. She stated that it is a benefit to the City and that tourists appreciate standard improvements to parking areas. The time to improve the area has corne. The parking area has been used without improvements for a number of years and the time has come to improve the parking area to a minimum standard for such uses. Commissioner Schramm moved to approve the overflow parking lot use with the following conditions: Conditions: 1. The approval shall be to conduct the overflow seasonal parking activity for a one year period of time ending on April 30, 2001. 2. A parking lot attendant shall be on-duty during the periods when the lot is used. 3. The applicant shall keep the area free of litter during operation of the area as a temporary parking lot. . . . Planning Commission Minutes August 23, 2000 Page 13 Findings: 1. The request is to allow continuation of an overflow parking area in the Central Business District (CBD). Independent parking lots have been permitted uses in the CBD since 1995. 2. Use of the property as a parking lot is not consumptive ofthe limited land available for development in the Central Business District as it can easily be converted to a higher use. 3. The applicant has operated the unimproved parking lot at this location since 1990. The City Council has upheld the applicant's proposal to not improve the parking lot to standard parking lot standards in past years due to the temporary overflow nature of the use. 4. The ferry system and annual Downtown activities such as Arts N' Action generate a need for long-term off-street parking in the Downtown area. 5. Public Works standards for parking lots require that independent parking lots contain stormwater and surface improvements. 6. There have been no complaints with regard to the operation of the overflow parking lot with the exception of a complaint early on with regard to litter. The applicant is aware of the need to keep the area litter free during periods of use. 7. Development improvements are being planned in the Downtown area which may result in the location undergoing major renovation in the near future. 8. Goal B., Policies 14 and 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. 9. The applicant submitted information on August 3, 2000, that indicates the overflow area is used approximately 24 days per year with an average net income of $650 per year. 10. The applicant has indicated that the use is conducted on a month to month lease dependent on Downtown activities and improvements. 11. The Olympic Medical Center and the Clallam County Fairgrounds utilize unimproved parking lots within the City limits. . . . Planning Commission Minl/tes AI/gust 23, 2000 Page 14 Conclusions: A. As conditioned, the proposed use is compatible with surrounding commercial uses and with the intent of the CBD zone. B. As conditioned, the proposal is consistent with the intent of Section 17.24 (Central Business District) of the Port Angeles Municipal Code. C. The use is in compliance with the City's Comprehensive Plan goals and policies. D. 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 Norton and passed 3 -1 with Commissioner Craver voting in the negative for reasons previously stated. CONDITIONAL USE PERMIT - CUP 00-05 - BEAUSOLEIL. 514 West Ei!:hth Street: A request for a conditional use permit to establish a recycle use in the CN, Commercial Neighborhood zone. (Continued from July 26, 2000.) Director Collins noted that Acting Chair King was not present at the July 26,2000, public hearing. Mr. King has read the staffs report and minutes for this item and is ready to remain and act on the issue as his absence would result in there not being a quorum for action, or the item could be continued to the September 13, 2000 meeting. The applicant asked that the item be continued. Commissioner Norton moved to continue action on the item to the September 13, 2000, regular meeting. The motion was seconded by Commissioner Schramm and passed 4 - O. COMMUNICATIONS FROM THE PUBLIC None. STAFF REPORTS Planning Director Collins noted that the upcoming issue of the City's newsletter will feature the PlaIU1ing Commission. Someone from the newsletter may be contacting Planning Commissioner for interviews. REPORTS OF COMMISSION MEMBERS None . . . Planning Commission Minutes August 23, 2000 Page 15 ADJOURNMENT The meeting adjourned at 8:30 p.m. ~~ Br d Colhns, Secretary Bob King, Acting Chair PREPARED BY: S, Roberds CITY OF · ~ORT ANGELES @ W A 5 H I N G TON, U. S. A. .. 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