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HomeMy WebLinkAboutMinutes 08/25/2004 . . . MINUTES PLANNING COMMISSION Port Angeles, Washington 98362 August 25, 2004 6:00 p.m. ROLL CALL Members Present: Bob Philpott, Fred Norton, Fred Hewins, Leonard Rasmussen, Dylan Honnold Members Excused: Linda Nutter, Chuck Schramm Staff Present: Sue Roberdsl Scott Johns, Jim Mahlum Public Present: APPROVAL OF MINUTES Commissioner Philpott moved to approve the July 28, 2004, minutes as submitted. The motion was seconded by Commissioner Norton and passed 5 - o. PUBLIC HEARINGS: Chair Hewins 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. REQUEST FOR VACATION OF RIGHT-OF-WAY - PORT OF PORT ANGELESINlPPON PAPER INDUSTRIES: Portion of K Street south of Marine Drive: Request for vacation of right-of-way. Assistant Planner Sue Roberds reviewed the Department's report recommending approval of the street vacation as proposed with conditions relating to the retenti on of easements for existing utilities. She responded to questions from Commissioner Philpott regarding Nippon Paper's interest in the right-of-way adjacent to the Nippon property that the company is not interested in gaining any of the right-of-way but has no objection to the Port obtaining the entire ownership. Chair Hewins opened the public hearing. Susan Bauer, Planning and Environmental Manager for tlte Port of Port Angeles, East Front Street, Port Angeles, W A stated that the Port is interested in gaining ownership of the right- of-way in order to create a more usable property to serve other industrial uses in the area such as a parking lot and staging area for the graving dock north of Marine Drive. There being no further testimony, Chair Hewins closed the public hearing. Following brief discussion, Commissioner Philpott moved to recommend that the City Council approve the vacation as proposed with one condition, regarding the retention of utility easements existing in the right-of-way, citing the following findings and conclusions: . . . Planning Commission Millutes August 25, 2004 Page 2 Condition: 1. A utility easement shall be centered under the existing electric transmission line to encompass the power'line and appurtenances within the vacated K Street right-of-way that will remain unimpeded 24-hours a day for maintenance and future utility service needs. Likewise, a 20' easement shall be provided for the City's existing waterline along the toe of the marine bluff allowing for an unimpeded 24-hour access to the area. Findings: 1. A petition requesting vacation of a portion of the unopened K Street right-of-way located south of Marine Drive was submitted by the Port of Port Angeles and Daishowa America (now Nippon Paper Industries) on September 5, 2003. 2. The subject right-of-way contains a total of 38,962 square feet in area. Per RCW 35.79.010, two thirds of the owners of property in an area may request vacation of property and comprise a valid request for such action. Nippon Paper Industries does not wish to acquire any of the right-of-way but signed the petition to express no objection to the Port requesting the vacation and subsequent ownership of the property. After initial review with Port staff, it was detennined that a trade of properties rather than monetary compensation for the right-of-way would be in the public interest. During discussion with the Port in October, 2003, it was decided to table the request for further review with the intent being a trade of property between the City and the Port. 5. The abutting properties are zoned Industrial Heavy (IH) and Residential Single Family (RS- 7) with the RS-7 property above the marine bluff. 3. 4. 6. That portion from the toe of the bluff south is environmentally sensitive as it is a marine bluff. Development of the site will need to be cognizant of development restrictions of such a property and will be under review per the City's Environmentally Sensitive Areas Ordinance. The City's Comprehensive Plan Land Use Map identifies the area as being in the Northwest Planning Area and designated as Industrial (I). The City's industrial waterline traverses a portion of the K Street right-of-way and a major utility transmission line runs the length of the right-of-way. Both utilities will require easements for unimpeded access at all times. The City's Comprehensive Plan and Land Use Map were reviewed for consistency with the proposed vacation of right-of-way. Land Use Element Commercial Goals and Policies Policy E.3; Industrial Goal H and Policies 3 and 4; Utilities and Public Services Goal D and Policies D.9 and D.l 0; and Capital Facilities Goal A were found to be relevant to the proposal. The City of Port Angeles' Real Estate Committee met in June, 2004, to continue discussion regarding a trade of the subject right-of-way in exchange for property owned by the Port located in tbe Downtown that the City wishes to controL A value of $1.1 0 per square foot was set for the right-of~way based on the assessment of other similar properties in the area for a total valuation of$69,948.36. The Real Estate Committee decided that a trade would be appropriate as proposed. 7. 8. 9. 10. . Plannillg Commission Minutes August 25, 2004 Page 3 11. The vacating of a street is categorically exempt from the State Environmental Policy Act (SEPA) review per Section 197-11-800 (2) (h) of the Washington Administrative Code. 12. At its August 3,2004, regular meeting, the Port Angeles City Council established a public hearing date for action on the street vacation petition as September 7,2004. The Port Angeles Planning Commission held a public hearing on the proposed street vacation on August 25, 2004. 13. The site was posted for a land use action and required publication appeared in the Peninsula Dailv News on December 16, 2003. No written public comment was received. Conclusions: A. Traffic patterns on surrounding streets will not be negatively impacted by the vacation. Adequate right-of-way exists on Marine Drive to allow smooth traffic flowing into and out of the site. . B. The proposal is consistent with the goals and policies of the City's Comprehensive Plan specifically: Land Use Element Industrial Goals and Policies Goal G; Land Use Element Commercial Goals and Policies Goal D and H and Policies D.3 and H.4; and Transportation Element Goal B. As conditioned and recommended by the City Council's Real Estate Committee, the street vacation will allow an exchange of public properties such that two previously unused public properties will be put to some public use. c. D. As conditioned, combination of the properties will result in a more logical building site as the area is now minimally usable given the constraints of existing utility lines and location at the toe of a bluff, and will allow for the consolidation of uses within a logical building site and so is therefore in the public interest. E. Since the environmentally sensitive areas on or adjacent to the site are protected by critical areas ordinances and necessary utility easements are obtained for existing utility services, the consolidation of the site is in the public interest. The motion was seconded by Commissioner Rasmussen and passed 5 - o. SHORELINE SUBSTANTIAL DEVELOPMENT PERMIT - SMA 04-05 - PORT OF PORT ANGELES. ] 500 Block of Marine Drive: Request for a shoreline substantial development permit to allow the development of a log loading ramp in the Port Angeles Harbor shoreline. . Associate Planner Scott Jolms presented the Department's report recommending approval of the request with conditions. Chair Hewins opened the public hearing. Susan Bauer, Planning and Environmental Manager for the Port of Port Angeles, East Front Street, Port Angeles, W A presented photos of the current loading operation and stated that a biological assessment is being done to satisfy the Washington State Department of Fish and Wildlife's (DFW) concerns regarding the proposed loading ramp development. The Port would prefer to develop the ramp as proposed in their application as there is less chance of upland disturbance. She stated that this approach is also preferred by the Lower Elwha Tribe. The Port will . . . Planning Commission Minutes AuguSI 25. 2004 Page 4 ultimately have to reach agreement with the DFW to obtain a hydraulics permit for the development but at this time, are asking that the permit be approved as submitted. There being no further testimony, Chair Hewins closed the public hearing. Following brief discussion, Commissioner Norton moved to approve the shoreline substantial development permit as proposed with the following conditions, findings, and con elusions: Conditions 1. If the subject site has not been previously inventoried, evaluated, and reviewed to the satisfaction of the Lower Elwha Klallam Tribe, the subject site shall be evaluated by a cultural review team which shall include a professional archaeologist, a representative of the Lower Elwha Klallam Tribe, the site owner, and the City Planning Department. This team shall determine the extent of excavation monitoring for the project during the pennit review process. As an alternative, the applicant may volunteer to have an approved archaeologist on site during any excavation in lieu of a review by the aforementioned cultural team. If during an excavation that by decision of the cultural review team occurs without an approved archaeologist on-site, any phenomena of possible archaeological interest are uncovered, the developer shall stop such work and provide for a site inspection and evaluation by a professional archaeologist to ensure that all possible valuable archaeological data is properly salvaged. 2. Best management practices shall be employed during construction of the access ramp to minimize erosion from the site and sedimentation from impacting the nearshore environment. 3. The applicant sball obtain a Hydraulic Project Approval (HP A) from the Washington State Department ofFish and Wildlife and observe all conditions applied to that pennit. 4. It is the responsibility of the applicant to obtain all other permits required by federal, State, or county codes. 5. Disposal of dredged or excavated materials shall be at a location approved by the City of Port Angeles Public Works and Utilities Department. Findings Based on the information provided in the August 25,2004, Staff Report for SMA 04-05 (including all of it's 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: I. An application for a shoreline substantial development permit was submitted by the Port of Port Angeles on June 9, 2004, for the construction of an access ramp to the water's edge for the placement and retrieval of logs from the water by land equipment. The application indicates that the work will occur during periods of low tide and will be accomplished, in tbe dry, as much as possible. The materials that are excavated will be appropriately disposed of . PlallningCommission Minutes August 25,2004 Page 5 at an approved site. The ramp will be constructed of native beach materials brought to the site. Best management practices will be incorporated to address potential erosion and water quality impacts from the construction. 2. A Determination of Non-Significance was issued by the Port of Port Angeles' SEP A Responsible Official for the proposal on June 7, 2004. 3. The Port Angeles Shoreline Master Program, Comprehensive Plan, Zoning Ordinance and critical areas ordinances have been reviewed with respect to this application. 4. The site is designated Industrial in the City's Comprehensive Plan, Industrial Heavy (IH) in the City's Zoning Ordinance, and Urban-Harbor and Aquatic Harbor in the City's Shoreline Master Program. 5. Chapter 5 of the City's Shoreline Master Program indicates water dependent industrial uses, such as log handling for existing mills or export, are permitted uses in the U-H and A-H designations. . 6. The following adopted City policies are most relevant to the proposed project: Comprehensive Plan Land Use Element Policies A-2, Goal G, Policy H-4, Conservation Element Policy D-4, and Economic Development Element Policy A - 3 and 4; the City's Shoreline Master Program's Urban-Harbor/Aquatic Harbor designation and Chapter 4, Policies A-I and 2, B-1 and 2, D-l, E-l, F-l through 9, H-l through 4, J-l and 2, and N-2, Chapter 5, Policies D-l, 3, 8, and 9, F-2, and 6, and Chapter 6, Policies E-l, and 2. 7. The City's Waterfront Trail follows Marine Drive the entire length of the project site, and the project will not impact the Trail as it currently exists. Conclusions Based on the information provided in the August 25,2004, Staff Report for SMA 04-05 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. The proposed project as conditioned, is consistent with the City Comprehensive Plan Shoreline Master Program. B. The project will not be detrimental to the shoreline. C. As conditioned, the proposal meets the criteria for a shoreline substantial development permit. . D. As conditioned, the proposed project will not interfere with public use oflands or waters. Commissioner Honnold seconded the motion which passed 5 - O. . Planning Commission Minutes August 25, 2004 Page 6 The Commission took a 10 minute break at 8:00 p.m. The meeting reconvened at 8: 1 0 p.m. CONDITIONAL USE PERMIT - CUP 04-05 - BLORE - 504 West Fifth Street: Request for a conditional use pennit to allow an accessory residential unit in the RS-7 zone on a 14,000 square foot property. Assistant Planner Sue Roberds presented the Department's report recommending approval of the request and answered brief questions regarding existing site development. Chair Hewins opened the public hearing. Brando Blore, 504 West Fifth Street, PortAngeles, W A agreed with staff's recommendation and conditions of approval and was present for questions. There being no further testimony, Chair Hewins closed the public hearing. Commissioner Rasmussen moved to approve the application with the following conditions, findings, and conclusions: Conditions: 1. A building pennit shall be required for the proposed construction. The applicant shall meet the utility requirements of providing individual electric, water, and sewer meters for the accessory residential unit. A separate address shall be assigned to the accessory dwelling unit prior to final occupancy. A Zoning Lot Covenant shall be filed to combine the two Townsite lots into one building site, prior to issuance of a building permit. . 2. The applicant shall provide two (2) additional off-street parking spaces for the proposed residence for a total of (4) off-street residential parking spaces per a site plan to be approved by the City Engineer prior to building permit issuance. 3. The footprint and location of the accessOl)' residence shall not exceed that identified in the site plan submitted to the City on June 30, 2004, for Conditional Use Permit CUP 04-05. The proposed footprint is 840 square feet, and the setbacks ofthe accessory residential unit are 20' front and 13' comer side (Pine Street). The separation between the accessory residential unit and other structures on the site shall be at least 6'. Findings: Based on the information provided in the Planning Department Staff Report for CUP 04-05 dated August 25, 2004, 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 condition of approval, the City of Port Angeles Planning Commission hereby finds that: 1. The applicant Brando Blore submitted a Conditional Use Permit application for an accessory residential W1it (ARU) on June 30, 2004, to construct an ARU at 504 West Fifth Street. . 2. The property is zoned RS.7 Residential Single Family and is legally identified as being Lots 1 and 2, Block 95, Townsite of Port Angeles. The building site is 14,000 square feet in area. Density shall not exceed one dwelling unit for each 7,000 square feet of area in the RS-7 . Planning Commission Min!l1es AuguSI 25, 2004 Page 7 Zone except that an accessory residential dwelling unit is exempt from density limitations. The combination of the two lots into one building site will be required for the proposed development such that the ARU is on the same zoning lot as the main dwelling. 3. The principal residential unit contains approximately 1,790 square feet of floor area in the single story structure with a 912 square foot detached garage for a current total lot coverage of2,702 square feet. The proposed ARU is 840 square feet in size and will result in a total lot coverage of3542 square feet or 25%. The ratio of accessory residential unit to primary unit would be 47%, which is less than 50% that ofthe area ofthe main residence. 4. Section 17.08.010B of the Port Angeles Municipal Code defines "an accessory residential unit as a dwelling unit which: F. is incidental to a detached single family residence, G. is subordinate in space (i.e., fifty percent or less space than the single family residential use), H. is located on the same zoning lot as the single family residence, and I. is served by separate water and electrical services, in addition to a separate address. 5. The definition of an accessory residential unit does not define or limit whether or not the accessory dwelling unit is occupied full or part time, nor who resides in the unit such as the property owner residing in the accessory unit and renting the main dwelling or living off site and renting both units. . 6. Section 17.0S.02S(J) ofthe Port Angeles Municipal Code defines a dwelling unit as "one or more rooms which are arranged, designed or used as living quarters for one family only. Individual bathrooms are not necessarily provided, but complete single kitchen facilities, permanently installed) shall always be included for each dwelling unit." 7. Section 310.7.1 ofthe 2003 International Building Codes states that an Efficiency Dwelling Unit "...shall have a living room of not less than 220 square feet of superficial floor area. An additional 100 square feet of superficial floor area shall be provided for each occupant of such unit in excess of two." 8. P AMC 14.40.060CD) requires 2 parking spaces per dwelling unit. The subject property has adequate area off the alley and within the detached garage to provide required off-street parking. A parking spaces must be a minimum of 8.5 by 18 feet in length. No parking plan was provided for the additional two residential parking spaces. No land forms exist that would limit access or parking from the alley. 9. The Comprehensive Plan Land Use Map designates the site as Low Density Residential (LDR). Adjacent designations are LDR. . 10. The Comprehensive Plan's Land Use Element Policies A2 and C 1, Housing Element Policies A6 and B6 state, "Accessory residential units should be allowed in certain residential zones, upon approval of a Conditional Use Permit. " and "Adequate low and moderate income housing opportunities should be provided within the Port Angeles Planning Area. " . . . Planning Commission Mimi/es Auglls/25,2004 Page 8 11. A Determination of Non-Significance was issued for this proposed action on August 16, 2004. 12. Notice of the proposed activity was placed in the Peninsula Dailv News on July 8, 2004; with the site being posted and notices mailed to surrounding property owners on July 6, 2004. No written comments were received on the proposal by July 23,2004, which was the end of the public comment period provided for in the legal notice. No written comments were received on the proposal by the end of the public comment period provided for in the legal notice. Conclus ions: Based on the information provided in the Department Staff Report for CUP 04-05 dated August 25, 2004, 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. As conditioned, the proposal is consistent with the intent of the Comprehensive Plan's Low Density Residential Land Use Designation, and the Comprehensive Plan's Land Use Element Policies A.2, and C.1, and Housing Element Policies A.6, and B6. 2. The Comprehensive Plan allows for subordinate and compatible uses within different zones, including residential zones. It also specifies that accessory residential units should be allowed in certain zones by conditional use approval in order to provide adequate, affordable housing. 3. The proposed accessory residential unit is consistent with the purpose ofRS-7 zone and is compatible with adjacent residential uses. The proposed use and placement of the ARU is in compliance with development definitions and design and performance standards set forth by SectionP AMC 17.08.1] O(B) (Zoning) of the Port Angeles Municipal Code and can therefore be deemed in the public interest. 4. As conditioned, the proposal is consistent with the definition of an accessory residential unit and the purpose of the RS-7 zone. 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, P AMC Section 14.40. The motion was seconded by Commissioner Norton and passed 5 - O. . . . Plallnjllg Commission Millllles August 25,2004 Page 9 CONDITIONAL USE PERMIT - CUP 04-06 - OLYMPIC MEDICAL CENTER - S\V Corner of Race/Caroline Streets: Proposal for an off. site parking lot in the Commercial Office Zone. Assistant Planner Sue Roberds presented the Department's report recommending approval of the conditional use pennit as proposed. She noted that this application was submitted in conjunction with CUP 04-07 as the Medical Center's plans are to incorporate the two street corners into a satellite parking area to serve the Medical Center's employees and visitors. She noted that although there are two applications, the proposed development was reviewed and considered to be a unified proposal by staff. Ms. Roberds responded to brief questions from the Commission regarding site development and the public comment letter received suggesting that a four way intersection be established if the parking lots are developed given existing activities in the area, pedestrian crosswalks, and signage for resident only parking. If through traffic is restricted through the sites to Caroline Street, it is expected that additional use of Caroline Street could result with people accidentally turning onto the street expecting to be able to enter the parking areas and then having to turn around within the right- of-way to exit the area. Travel through the lots would better direct the flow and prevent miscalculations. Jim Mahlum, Engineer, City of Port Angeles, explained the requirements for instituting four way stop intersections and that such a designation is the precursor to a traffic signal. Traffic signals will be installed if there is are 6 or more accidents within a 12 month period. There has been no history of accidents since 1997, which is far back as he reviewed records. Ifmore than 300 vehicles travel through an intersection per hour, a traffic signal will be placed. Additionally, Race Street is an emergency vehicle corri dor. Review under nationally adopted standards does not warrant a change to the current intersection marking. Mr. Mahlum is not aware that the City has an ordinance regarding resident only parking. If streets are signed for resident only parking, visitors to the residents will also be open to ticketing. A few resident only parking signs do exist but they will not be replaced if damaged and they are extremely difficult to enforce. The Public Works and Utilities Department is against such signage for these reasons. Chair Hewins opened the public hearing. Jim Paapke, Olympic Medical Center, 939 Caroline Street, Port Angeles, W A, represented the Medical Center and explained the history of parking concerns in the area and that the current off- street parking lot proposals are planned to. address the daily on street parking occurring in the area by employees and visitors to the Medical Center. In response to a question as to how the Center will enforce use of the off-street parking lots by employees, Mr. Paapke responded that although the administration can ask employees to use the lots provided for them rather than park on surrounding streets, there is no sure method of enforcement available other than law enforcement ticketing and there may be those who simply refuse to park anywhere but where they are most accustomed to parking. However, it is anticipated and hoped that the provision of the additional nearby off-street parking will be preferred to parking on the street. Mr. Paapke used colored display drawings to describe the considerable detail that was put into the parking lot design including significant landscaping planned to augment the existing plantings, low level lighting, restriction of traffic through the alley, and sidewalk development in order to show the Center's efforts to address neighborhood and City concerns regarding parking issues. . . . Plallning Commission Minutes Auglls/25,2004 Page ]0 Carl Haarstad, 316 North Race Street, Port Angeles, WA objected to the fact that staff had not posted both sides ofthe street, identifying both parking lots, in the application process. He then responded to Chair Hewins that the posting that was placed in the area, on the northwest corner of Race and Caroline Streets, did identify that the proposal was for the two locations and for the two off- street lots, and that he did receive an individual mailing: as it was assumed, had other neighbors within 300 feet of the site. He believed that more pedestrians would have noticed the signs had both lots been posted. Planner Roberds responded to Chair Hewins that all of the notices regarding the proposal were combined in order to present the big picture of the development rather than to piecemeal the proposal. She believed that staffhad met the intent of the public notification regulations. Jim Ciaciuch, 825 Caroline Street, Port Angeles, W A noted that he recently moved to the area and purchased the lots located directIywest and north ofthe subject property from Mrs. Virginia Fitzpatrick, who also owned the subject property until recently, but had not been personally notified ofthe proposal. Upon noting the public posting, he contacted City staff who put him in contact with the applicant's representative, Jim Paapke, and through discussion with Medical Center personnel, agreement on many construction details was reached. In fact, even some issues that the City staff would not support - a four way intersection, pedestrian corridors, and resident only parking - were discussed favorably with the Medical Center. He expressed concern based on his observance of the speed at which Medical Center employees drive north on Race Street every morning coming to work. Mr. Ciaciuch presented photographs identifying areas in the City where resident parking is signed. Mr. Mahlum responded that while he did not know the history of the residential signage, he believed the area referred to is around Shane Park and that such a request would not be looked upon favorably mainly for enforcement reasons. Mr. Ciaciuch then noted that the IS-minute signed parking around the Medical Center on Caroline Street is blatantly being ignored as the same cars park at 8:00 in the morning that leave at 5:00 in the afternoon daily. Mr. Ciaciuch responded to Chair Hewins that, while he understands resident only parking means that anyone other than residents are restricted including residential visitors, if he has a gathering where visitors are ticketed, he will just pay their tickets. lfhe is forced to continue to park his residential vehicles on the street in order to reserve off-street parking areas for visitors, he will continue to do so and pay the fines. He believes that on-street parking is a quality of life issue that should be preserved. An alternative approach to the on-street parking concerns that he witnesses daily is that the dead end portion of Caroline Street abutting his property could be closed off with access to residents only. He asked that circulation through the proposed parking lot be restricted such that no access to Caroline Street is allowed. Planner Roberds noted that, although conditional use permit consideration takes into account a proposed use: how that use fits with other uses that exist and are permitted in an area, and potential impacts of a use, the Planning Commission's purview does not include deciding traffic issues and usage of rights-of-way. Traffic issues are reviewed by a specific City review team. The Medical Center is working at great expense to purchase the lot(s) and to create a desirable off-street parking area in close proximity to the Center in order to provide a place where employees and visitors will prefer to park rather than on a public street. Before it is determined that extreme measures are necessary to change parking patterns in an area, a chance to see if the proposal solves the historic parking problem is warranted. Resident only parking signage is not within the purvue of the Planning Corrunission, and, as pointed out by :Mr. Ciaciuch, is very difficult to enforce with existing personnel. Mr. Ciaciuch stated that he is not against the proposed parking lot, but wants specific issues - resident only parking, crosswalks, and stop signs specifically addressed. . . . Planning Commission Minutes Augus/15. 2004 Page I J Jim Mahlum noted that traffic issues are reviewed by the City's Traffic Advisory Committee that is composed of the City Attorney, Police Department, and Public Works and Utilities. The Committee meets once a quarter with the next meeting being in October. There being no further testimony, Chair Hewins closed the public hearing. Commissioner Philpott asked staff if the Planning Commission can make conditions regarding crosswalks, or direct that certain traffic issues such as stop signs or resident parking be specifically addressed by an applicant. Planner Roberds responded that it is not appropriate for the Planning Commission to make conditions regarding traffic and directional issues but those issues may be directed by the Planning Commission to the City's Traffic Advisory Committee for review through the Commission's minutes. Commissioner Philpott moved that the Commission'8 minutes regarding the previous discussion relative to the concerns expressed regarding the CarolinelRace Street intersection and on-street parking issues be forwarded to the City's Traffic Committee for review. The motion was seconded by Commissioner Norton and passed 5 - O. Commissioner Philpott moved to approve Conditional Use Permit CUP 04-06 with the following conditions, findings, and conclusions: Conditions: 1. The parking lot shall be constructed per plans submitted and approved by the City's Public Works and Utilities Department to meet City standards for parking lot construction. Sidewalks will be constructed along Race and Caroline Streets as shown on the preliminary drawing as required by the City's Public Works and Utilities Department. 2. Parking lot lighting shall be reviewed and be subject to the approval of the Department of Community Development and shall be used only during months when lighting is needed for safety purposes. Low level lighting (in height and intensity) shall be used and shall be controlled by a timing device that will allow illumination only between the hours of 6 a.m. and 8 a.m. and 5 p.m. to 7 p.m. daily and shall be shielded to mitigate off-site impacts on residential properties. Landscaping shall be placed and maintained along the west and south property lines to screen the use from the existing bed and breakfast use and residential property to west and north. 3. Signage shall be placed identifying times of use of the lot and that no overnight parking is permitted. Signage shall be reviewed and subject to the approval of the Department of Community Development prior to placement. 4. Best Management Practice erosion control measures must be in place prior to any construction activity and must be effective to prevent soil from being carried into surface water or storm drains by stormwater runoff. . . . Planning Commission Minutes August 25, 2004 Page J 2 Findings: Based on the information provided in the Planning Division Staff Report for CUP 04-06 dated August 25,2004, including all of its attachments, comments and information 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. A conditional use permit application was submitted to the City on July 16, 2004, for an off- site parking lot to be used in association with the Olympic Medical Center's adjacent public hospital use at the southwest corner of Race/Caroline Streets. The proposal is an effort to address the additional parking needs of personnel and visitors to the regional health care facility to address the current facility's needs and in anticipation of future expansion plans of the Center's services. 2. The subject site is 70' xl 00' (7,000 square feet in area) and is located at the southwest comer of Caroline and Race Streets and is described as the N Y2 of Lots 1 and 2, Block 37, Nonnan R. Smith Subdivision. The site is relatively flat and contains an older single family residence and detached garage that will be removed from the site with the proposed development. 3. Common practice for Medical Center personnel and some visitors has been to use adjacent public streets for regular parking purposes during business hours probably to allow patients and visitors the use of available on-site parking areas. The City has received multiple complaints in the past regarding on-street parking around the Center but has been unable to adequately address the issue given the increasing need for off-street parking in the subject area and the shortage of adequate off-street parking areas. 4. A Determination of Non-Significance was issued for the proposal on August 16, 2004. 5. The subject site is zoned Commercial Office (CO) which is codified as Section 17.20 of the Port Angeles Municipal Code. Properties to the east and south are also zoned CO v.~th the exception of the Olympic Medical Center property which is zoned Public Buildings and Parks (PBP). The CO zone was originally developed as a zone where a variety of low impact commercial and residential uses could function together and is intended to be for those business, office, administrative or professional uses which do not involve the retail sale of goods, but rather provide a service to clients, the provision of which does not create high traffic volumes, involve extended hours of operation, or contain impacts that would be detrimental to adjacent residential areas. The CO zone includes design and landscaping standards for the development of parking lots within the zone. The proposed development will be required to meet all of the development standards of Section 17.20.230 Design and Landscaping Standards. Property to the west is zoned RS-7 but is undeveloped. The Medical Center has agreed to provide additional landscaping along the west property line even though the property remains undeveloped. . Planning Commission Minutes AI/gust 25, 2004 Page 13 The PBP zone is a zoning designation for publicly-owned property, or property less suitable for development by reason of its topography, geology, or some unusual condition or situation. The Olympic Medical Center is a public health care use. 6. Existing land uses adjacent to the subject site are as follows: To the north: To the south: singl e- fami! y residences professional offices and a bed and breakfast professional offices and a regional hospital use single- famil y residences To the east: To the west: 7. The site is located at the northwest edge ofanareadesignated as Commercial (C) on the City's Comprehensive Plan Land Use Map. Property south and west of the site is also designated Commercial with a small area of property located directly west of the site identified as Residential(LDR) on the Map to identify the small pocket of existing residential use that is located along the marine bluffin the area. The entire area is situated within the City's North Central Planning Area. . 8. The Comprehensive Plan was reviewed with respect to the proposed development. Land Use Element Goal A and Policy A.I, Goal E and Policy E.3, Utilities and Public Services Element Goal B, and Capital Facilities Element Goal D and Policy D.l were found to be relevant to the proposed development. 9. All development within the City of Port Angeles is required to provide adequate off-street parking for impacts of a proposed use either on the subject site or within a maximum of 500 feet of the site. 10. Although on-site parking lots are permitted uses in commercial zones, off-site parking lots require conditional use permit approval to address site development issues that will ensure that a proposal can co-exist with established and permitted surrounding uses. There is a likelihood that stormwater runoff will contain increased levels of grease, oils, sediment, and other debris associated with vehicle parking after completion of the project. Stormwater devices will be installed so that any discharge will be appropriately treated and disposed. 11. Section 17.96.050 P AMC provides that the purpose of a conditional use permit shall be to assure that the maximum degree of compatibility between existing uses and conditional uses shall be attained. Specific issues such as lighting, signage, ingress/egress, and times of usage may be and should be considered when determining development needs for independent parking lots. . 12. Reviewing City departments had no concerns regarding the proposal. Review and approval of grading and development plans will be done by the City's Public Works and Utilities Department with the Department of Community Development responsible for the review of landscaping plans. Departmental comments were taken into consideration in staffs analysis and recommended conditions of approval . . . Planning Commission Minutes August 25,2004 Page 14 13. Public notification was provided per Section 17.96.140 of the Port Angeles Municipal Code with the site being posted, publication appearing in the Peninsula Dailv News on July 22, 2004, and notification sent by U.S. Mail to surrounding property owners. As a result of the notification, one letter of conunent was received from an adjacent property owner who asked that issues of access, use of Caroline Street, landscaping, lighting, and times of use be considered in review of the proposal. Written public comment was incorporated into the conditions of approval and design for the proposed parking lot with the exception of comments asking for signage along Caroline Street for resident parking only and a four way stop at CarolinelRace Street. When placing specific parking restrictions in a particular area, the resultant need for enforcement issues that are bound to occur must be considered as well as precedents that will be set. 14. City streets are public rights-of-way and adjacent uses must provide for their own off-street parking areas. It is common practice for adjacent residential users to be able to use the surrounding streets for parking when they are available but such use is not a specific use right of any residential neighborhood. Public rights-of-way are not now nor have are they ever expected to be for the exclusive use of any group or for long term storage purposes. Conclusions Based on the information provided in the Planning Division Staff Report for CUP 04-06 dated August 25, 2004, including all of its attachments, comments and information presented during the public hearing, the PlalU1ing Commission1s discussion and deliberation, and the above listed conditions of approval and the above listed fmdings, the City of Port Angeles Planning Commission hereby concludes that: A. As conditioned, the proposed use is consistent with the City1s Zoning Ordinance including Sections 17.17 (CO Zone), 17.40 (pBP Zone) and 17.96 (Administration). B. The proposal is consistent with the City's Comprehensive Plan goals and policies, specifically Land Use Element Goal A, and Policy A.l, Goal E, and Policy E.3, Utilities and Public Services Element Goal B, and Capital Facilities Element Goal D, and Policy D.I. C. The proposed development addresses chronic concerns specifically expressed by residents in the area of Caroline Street west of Race Street regarding continual use of the street for parking by employees of the Olympic Medical Center and other neighborhood office persolU1el and visitors. The provision of additional off-street parking for the Medical Center use will address existing parking concerns and will provide for anticipated growth impacts of the Center given it being a regional public health facility. D. As conditioned, well designed parking facilities can blend well with and act as excellent buffers for adjacent uses. E. All development within the City, and most particularly public uses, shall provide adequate off-street parking facilities. The proposal is intended to meet the Medical Center's obvious need for additional parking as verified by residents in the subject area over past years. . . . Piallning Commission Minules Augus125,2004 Page ]5 The motion was seconded by Commissioner Norton and passed 5 - O. The Commission took a 5 minute recess at 8:30 p.m. The meeting reconvened at 8:35 p.m. CONDITIONAL USE PERMIT - CUP 04-07 - OLYMPIC MEDICAL CENTER - NW Corner of Race/Caroline Streets: Proposal for an off-site parking lot in the Commercial Office Zone. Assistant Planner Sue Roberds reviewed the Department's report recommending approval of the off-street parking lot use with conditions addressing landscaping, signage, ingress/egress, and times of use. She clarified that the plan had never been to allow access through the alley but has always been to augment the existing landscaping such that adjacent residential uses are protected from undesirable view of the area. Chair Hewins opened the public hearing. Jim Paapke, Olympic Medical Center, 939 Caroline Street, PortAngeles, W A reiterated that the Medical Center is aware of the need to provide adequate off-street parking for employees and visitors to the Center. A good deal of planning for future parking facilities is in the works that includes the consolidation of certain uses and possibly will include a future parking structure in the area. At extensive expense, parking along the west side ofthe property has been eliminated in order to maintain the existing landscaping that exists in that area. He believes that it is important to maintain a significant landscaping buffer and noted that the landscaping will also be located along the north, east, and south side of the site with no ingress or egress off of the Victoria Street Alley. Scott Smasal, 418 North Race Street, Port Angeles, W A is pleased with the Center's action in proposing the additional landscaping and the retention of existing landscaping that will allow a buffer to remain between his property and the parking lot. He asked if the parking lot development would interfere with his garbage pickup, and stated that he has lived in the neighborhood for the past 10 years and has observed many visitors coming down Race Street expecting to access the ferry. So, a lot of traffic is observed along Race Street that has nothing to do with the Medical Center or any of the surrounding uses. People are usually in a hurry. when they realize they are in the wrong location. Jim Ciaciuch, 825 Caroline Street, strongly suggested that there be no curb cut on Caroline Street. He believes that allowing traffic to flow through the site will allow continued use of Caroline Street by visitors to the area. There being no further testimony, Chair Hewins closed the public hearing. Following discussion, Commissioner Norton moved to approve the conditional use permit with the following conditions, findings, and conclusions: Conditions: 1. The parking lot shall be constructed per plans submitted and approved by the City's Public Works and Utilities Department to meet City standards for parking lot construction. No vehicle access to the site will be allowed from the alley. Sidewalks will be constructed along Race and Caroline Streets as shown on the preliminary drawing as required by the City's Public Works and Utilities Department. . . . Planning Commission Minutes August 25,2004 Page 16 2. Parking lot lighting will be reviewed by the Department of Community Development and shall be used during months when lighting is needed for safety purposes. Low level lighting (in height and intensity) will be used and shall be controlled by a timing device that will allow illumination only between the hours of 6 a.m. and 8 a.m. and 5 p.m. to 7 p.m. daily. Lighting shall be shielded to mitigate off-site impacts to residential properties. Additional landscaping shall be placed and maintained along the west and north property lines to adequately screen existing residential uses. Landscaping on the west property line may be planted to augment the existing hedge with extension of that hedge to a height not to exceed 6' along the rear property line. Landscaping and design standards found in Section 17.20.230 of the Port Angeles Municipal Code for parking lots shall be adhered to for site development. 3. Signage will be placed identifying times of use of the lot and that no overnight parking is permitted. Signage will be reviewed by the Department of Community Development for content prior to placement. 4. Best Management Practice erosion control measures must be in place prior to any construction activity and must be effective to prevent soil from being carried into surface water or storm drains by stonnwater runoff. Findings: Based on the information provided in the Planning Division Staff Report for CUP 04-07 dated August 25, 2004, including all of its attachments, comments and information presented during the public bearing, the Plaruring Commission discussion and deliberation, and the above listed conditions of approval, the City of Port Angeles Planning Commission hereby fmds that: 1. A conditional use permit application was submitted to the City on July 16, 2004, for an off- site parking lot in association with the Olympic Medical Center's pub lic hospi tal use proposed at the northwest corner of Race/Caroline Streets. The proposal is an effort to address additional parking needs of personnel and visitors to the regional health care facility to address the current facility's needs and in anticipation of future expansion plans of the Center's services 2. The subject site is 50' x 140' (7,000 square feet in area) and is located at the northwest corner of Caroline and Race Streets and is described as Lot 17, Block 32, Nonnan R. Smith Subdivision. The site is vacant but supports a heavily planted vegetative hedge along the west property line that will be retained and augmented by the developing property owner. 3. Common practice for Medical Center personnel and visitors has been to use adjacent public streets for regular parking purposes during business hours probably to allow patients and visitors the use of available on-site parking areas. The City has received multiple complaints in the past regarding on-street parking around the Center but has been unable to adequately address the issue given the increasing need for off-street parking in the subject area and the shortage of adequate off-street parking areas. . Planning Commissio/l Minllle!i Augus125.2004 Page 17 4. A Detennination of Non-Significance was issued for the proposal on August 16, 2004. 5. The subject site is zoned Commercial Office (CO) which is codified as Section 17.20 of the Port Angeles Municipal Code. Properties to the east and south are also zoned CO with the exception ofthe Olympic Medical Center property which is zoned Public Buildings and Parks (PBP). The CO zone was originally developed as a zone where a variety of low impact commercial and residential uses could function together and is intended to be for those business, office, administrative or professional uses which do not involve the retail sale of goods, but rather provide a service to clients, the provision of which does not create high traffic volumes, involve extended hours of operation, or contain impacts that would be detrimental to adjacent residential areas. The CO zone includes design and landscaping standards for the development of parking lots within the zone. The proposed development will be required to meet all ofthe development standards of Section 17.20.230 Design and Landscaping Standards. The PBP zone is a zoning designation for publicly-owned property, or property less suitable for development by reason of its topography, geology, or some unusual condition or situation. The Olympic Medical Center is a public health care use. 6. Existing land uses adjacent to the subject site are as follows: . To the west: single- family residences professional offices and a bed and breakfast professional offices and a regional hospi tal use single-family residences To the north: To the south: To the east: 7. The site is located at the northwest exteri or edge of an area designated Commercial (C) on the City's Comprehensive Plan Land Use Map. Property to the south and west are also designated Commercial on the Map with a small bubble of Low Density Residential (LOR) designated along the marine bluff west of the site identifying an area of existing residential development in that location. The area is situated within the City's North Central Planning Area. 8. The City's entire Comprehensive Plan was reviewed with respect to the proposed development. Land Use Element Goal A and Policy A.1, Goal E and Policy E.3, Utilities and Public Services Element Goal B, and Capital Facilities Element Goal D and Policy D.l were found to be relevant to the proposed development. 9. Although on-site parking lots are permitted uses in commercial zones, off-site parking lots require conditional use permit approval to address site development issues that will ensure that a proposal can co-exist with established and permitted surrounding uses. There is a likelihood that storm water runoff will contain increased levels of grease, oils, sediment, and . . . . Planning Commission Minutes August 25, 2004 Page 18 other debris associated with vehicle parking after completion of the project. Stonnwater devices will be installed so that any discharge will be appropriately treated and disposed. 10. Section 17.96.050 P AMC provides that the purpose of a conditional use permit shall be to assure that the maximum degree of compatibility between existing uses and conditional uses shall be attained. Specific issues such as lighting, signage, ingress/egress, and times of usage may be and should be considered when determining development needs for independent parking lots. 11. Reviewing City departments had no concerns regarding the proposal. Review and approval of grading and development plans will be done by the City's Public Works and Utilities Department with the Department of Community Development responsible for the review of landscaping plans. Departmental comments were taken into consideration in staffs analysis and recommended conditions of approval 12. Public notification was provided per Section 17.96.140 of the Port Angeles Municipal Code with the site being posted, publication appearing in the Peninsula Dailv News on July 22, 2004, and notification sent by U.S. Mail to surrounding property owners. As a result of the notification, two letters of comment were received from adjacent property owners who asked that issues of access, use of Caroline Street, landscaping, lighting, and times of use be considered in review of the proposal. Written public comments were incorporated into the conditions of approval and design for the proposed parking lot with the exception of comments asking for signage along Caroline Street for resident parking only and a four way stop at CarolinelRace Street. When placing specific parking restrictions in a particular area, the resultant need for enforcement issues that are bound to occur must be considered as well as precedents that will be set. 13. City streets are public rights-of-way and adjacent uses must provide for their own off-street parking areas. It is common practice for adjacent residential users to be able to use the surrounding streets for parking when they are available but such use is not a specific use right of any residential neighborhood. Public rights-of-way are not now nor are they ever expected to be for the exclusive use of any group or for long term storage purposes. 14. A Determination ofNonSignificance was issued on August 16,2004, for the proposed action. This satisfies the City's responsibility under the State Environmental Policy Act (SEP A). No environmentally sensitive areas exist on the site. . . . PIDllIIillg Commission Millllles AI/gllst 25. 20M Page 19 Conclusions Based on the information provided in the Planning Division Staff Report for CUP 04-07 dated August 25, 2004, including all of its attachments, comments and information presented during the public hearing, the Planning Commissionts discussion and deliberation, and the above listed conditions of approval and the above listed findings, the City of Port Angeles Planning Commission hereby concludes that: A. As conditi oned, the proposed use is consistent with the City! s Zoning Ordinance incl uding Sections 17.17 (CO Zone), 17.40 (PBP Zone) and 17.96 (Administration) PAMC. B. The proposal is consistent with the City's Comprehensive Plan goals and policies, specifically Land Use Element Goal A, and Policy A.I, Goal E, and Policy E.3, Utilities and Public Services Element Goal B, and Capital Facilities Element Goal D, and Policy D.l. c. The proposed development addresses chronic concerns specifically expressed by residents in the area of Caroline Street west of Race Street regarding continual use ofthe street for parking by employees of the Olympic Medical Center and other neighborhood office personnel and visitors. The provision of additional off-street parking for the Medical Center use will address existing parking concerns and will provide for anticipated growth impacts of the Center given it being a regional public health facility. D. As conditioned, well designed parking facilities can blend well with and act as an excellent buffers for adjacent uses. E. All development within the City, and most particularly public uses, shall provide adequate off-street parking facilities. The proposal is intended to meet the Medical Center's obvious need for additional parking as verified by residents in the subject area over past years. Commissioner Rasmussen seconded the motion which passed 5 - O. Commissioner Norton noted that as he lives next door to the subject property, he would leave the meeting. CONDITIONAL USE PERMIT - CUP 04-08 - DAMAZIO. 1729 E. Third Street: A conditional use pennit for a duplex in the RS-7, Residential Single Family zone. Assistant Planner Sue Roberds reviewed the Department's report recommending approval of the conditional use permit as proposed. She confirmed that the site is greater than 10,500 square feet in area, which is that required for a duplex in the RS-7 Zone. Chair Hewins opened the public hearing. Bill Traub, 1730 East Third Street, PortAngeles, WA agreed with the staff report and noted that no exterior construction would occur for the duplex development. . Planllillg Commission Minutes August 25.2004 Page 20 There being no further testimony, Chair Hewins closed the public hearing. Commissioner Honnold moved to approve the conditional use permit with the following conditions, findings, and conclusions: Conditions: 1. The applicant shall meet all permitting and utility requirements including the provision of four off-street parking spaces: two (2) for each duplex unit for a total of four (4) parking spaces. Off-street parking must not be obstructed and shall remain available for primary parking for the duplex use. Secondary parking shall occur in the rear offthe alley. 2. The proposed duplex units shall each contain 1400 square feet in area with covered off-street parking for a total lot coverage of 27%. Any building addition to the site shall observe minimum development standards for the RS- 7 Zone. 3. Prior to any construction that requires a building permit, a Zoning Lot Covenant shall be filed and a building permit obtained. Separate entrances shall be constructed. Separate water and electric services are required. Findings: . Based on the information provided in the Community Development Staff Report for CUP 04-08 dated August 25, 2004, 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. John and Mary Damazio submitted Conditional Use Permit application CUP 04-08 to establish a duplex use at 1729 East Third Street on July 12, 2004. The Darnazios are the owners ofthe subject property. 2. The proposed site includes the west one-half of Lot 16 and all of Lot 17, Block 117 F.G. Richards Subdivision of Suburban Lot 14, Port Angeles. The subject site is 881 x 120' in size (10,560 square feet) and will be required to be combined into one building site by a Zoning Lot Covenant. 3. The site is zoned RS-7, Residential Single Family. Duplex uses are allowed by conditional use permit per Section 17.10.040(H) PAMC. Section 17.10.050(C) Table "A" of the PAMC provides development standards for conditional uses in the RS-7 zone. Duplex uses require a minimum lot width of75 feet and a minimum lot area of 10,500 square feet in the RS-7. 4. The Comprehensive Plan designates the site as Low Density Residential (LDR). Adjacent designations are LDR. The site is located in the City's South Central Planning area. The subject site is located at the west end of Park Avenue terminating at Valley Creek. The neighborhood is composed of several large lots with the majority of platted lots being similar to the subject lots at 50' x 125' in size. . . PlanningCo/llmission Minutes August 25,2004 Page 2J 5. Section 17.08.025(J) PAMC defines a dwelling unit as "one or more rooms which are arranged, designed or used as living quarters for one family only. Individual bathrooms are not necessarily provided, but complete single kitchen facilities, pennanently installed shall always be included for each dwelling unit." 6. Per 17.96.050 PAMC, 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 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 depreci ati on of neighboring property. Estab Ii shed City policy requires that duplex uses be scattered throughout single family residential neighborhoods and that impacts of each proposed duplex 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. . 7. While the City's Comprehensive Plan allows duplexes to be developed in residential single- family areas, nowhere in the City's development standards is there written criteria that provides a guideline as to where and at what density duplexes may be developed in R8.7 zones other than as specified in Table "A" of the Port Angeles Municipal Code which only defines minimum setbacks and lot size. Duplex development is decided on a case by case basis by conditional use pennit with several issues being considered in that decision. Consideration should be given to the impact of traffic patterns, the particulars of a proposed property, other uses in the neighborhood, density, and roads in an area in determining if a duplex is an appropriate development in the RS-7 zone. 8. The City's Comprehensive Plan was reviewed for consistency with the proposal. Land Use Element Goal A and Policy A.2; Land Use Element Goal B, and Policies 8.] and B.4; Land Use Element Goal C and Policies C.1; Housing Element Goal A and Policy A.6, and Goal B and Policy B.6; Transportation Element Policy B.l; Capital Facilities Element Policies B.t - 7, and Housing Element Policy B.5 were found to be most relevant to the proposaL 9. Residential uses require certain access requirements and street improvements for emergency and standard access purposes. The site is located off an improved City street with standard City utilities available to the site. . 10. P AMC 14.40.060(0) requires 2 off-street parking spaces per residential dwelling unit City wide. The subject site can provide at least 4 off-street parking spaces. . Planning Commission Minutes August 25.2004 Page 22 . . ] 1. Setbacks in the RS-7 zone for single family development are 201 front and rear, 7' each side with a maximum lot coverage of30%. Proposed lot coverage is 27%. The existing structure does not observe required front or east side yard setbacks, but, as the structure is nonconforming, no problem will result from the duplex development as no exterior construction is proposed. No exterior construction along the nonconforming sides of the structure will be required. 12. 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. 13. No other duplex uses have been identified in the subject area. 14. Reviewing City Departmental conunents were considered in the review oftms application. The proposed activity will require a valid building permit and the installation of separate water and electrical meters. 15. Notification of the proposed action and conditional use pennit application was placed in the Peninsula Daily News on July 22, 2004. Public notice was mailed to property owners within 300 feet of the subject property on July 19,2004. One written comment was received from a neighbor in opposition to the duplex proposal based on a concern that zoning in the area would change and a concern regarding parking issues in the area. 16. A Determination ofN on-Significance was issued for this proposed acti on on August 23, 2004. 17. The Planning Conunission conducted a public hearing on the proposal at the August 25,2004, regular meeting. Conclusions: Based on the information provided in the Department of Conununity Development Staff Report for CUP 04-08 dated August 25, 2004, 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 listed findings, the City of Port Angeles Planning Commission hereby concludes that: A. 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 8.1 and B.4; Land Use Element Goal C and Policies C.1; 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 Policies B.1, 2,4,5,8, and Objectives B.3, 4, and 7; and Economic Development Policy B.S. The Plan specifies that multi-family residential units should be allowed in certain zones by conditional use approval in order to provide a variety of, and adequate, affordable housing and also encourages clustering of residential development where necessary to protect environmentally sensitive . Planlling Commission Minutes August 25, 2004 Page 23 areas while preserving the rights of private property ownership. The Plan's residential goals and policies indicate that a mix of uses is acceptable and even expected when desired densities are maintained. B. The proposed use complies with Section l7.1O.040(H) (RS-7 Zone) of the Port Angeles Municipal Code and, as conditioned, the proposal is consistent with development standards for duplex uses in the RS-7 Zone. C. The proposal is consistent with requirements for approval of a conditional use permit as specified in P AMC 17.96.050. D. The proposal is consistent with Section 14.40.060(D) PAMC (Parking Ordinance). E. As conditioned, the proposal will provide an altematehousing opportunity in compliance with . established building and zoning standards. F. The proposal will result in the conversion of an existing two level single family residence to a duplex use which will not result in an additional structure in the neighborhood but will utilize existing housing stock. . G. As conditioned, combination of the property into one building site will create a legal building site for the existing structure. The motion was seconded by Commissioner Philpott and passed 4 - O. COMMUNICA TIONS FROM THE PUBLIC None STAFF REPORTS Associate Planner Scott Johns presented and summarized draft proposals for changes to the Port Angeles Municipal Code Titles 15 and 17, and indicated that proposed changes to Title 16 would be provided before the next Commission meeting. He further indicated that the next Commission meeting would be a work session on the proposed code changes and that a public hearing would be scheduled for the September 22,2004 meeting and the October 13,2004 meeting. This tight work schedule is required in order to meet the state mandated deadline for adoption of December 1, 2004. REPORTS OF COMMISSION MEMBERS Commissioner Philpott wished to thank staff for the good work on staff reports. . Commissioner Honnold noted his upcoming nuptuals. . . . Plannillg Commission Minutes August 25, 2004 Page 24 ADJOURNMENT The meeting adjourned at 9:30 p.m. F{L~ T:\MINUTES\2004pc\082504.wpd PREPARED BY: S. Roberds ~ORTA.NGELES WAS H I N G TON, U. S. A. PLANNING COMMISSION ATTENDANCE ROSTER AND TESTIMONY SIGNaup SHEET PLEASE SIGN IN Meeting Agenda of: A\JA, \I:3T z.s, ~ To help us provide on accurate record of those in attendance, please sign in. Your signature acknowledges your presence. If you plan to testify, by your signature below, yoli certify that the testimony given is true and correct under penalty of perjury by the lows of the State of Washington. Signature below DOES NOT REQUIRE you to testify. NAME: Agenda Item No. - 1../ t \' on..c, - C: \M y Files\Forms\Mtgrostpc. wpd · ~ORTANGELES WAS H I N G TON, U. S. A. PLA!\TNING COl\1MISSION ATTENDANCE ROSTER AND TESTIl\10NY SIGN-UP SHEET FLEASE SIGN IN Meeting Agenda of: ~(t'J'b~ AS, 2CO~ 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 ond correct under penalty of perjury by the laws of the Sf t f W h' f S' f b I DOES NOT REQUIRE t t fty oeo os InglOn. Igna ure eow you 0 eSl NAME: ADDRESS: Agenda Item No, -p:,.7- Ii j ,d_ /~/S -f ~ ~d- /R,:I J- ~ \.i '~jI.g) ~ ,- ~..Il rig .xl. K4U 7:'4. 7 j/ J{f-S t.:~ NV! .... ~~M' ( L. ... . .l./1,fJ N /!au aJI Ril, -# 'I f- ~ v . .r C: \M Y Files\Fonns \Mtgrostpc. wpd I I o ~,- } 0'-- .,R.'T- '-'Pi' .i N...G"- ',E. itr ~JS/. r ,j . ., I I, ' JD,. ! I ,0... -..-" -. --.-" .__..__u.__.. -. . , ..- -,.._._.~ ,....-...- -,,--_: .... i i... - .~~-.- .." " WAS H ] N G TON, U. S. A. DEPARTMENT OF COMMUNITY DEVELOPMENT AGENDA PLANNING COMMISSION 321 East Fifth Street August 25, 2004 6 p.m. I. CALL TO ORDER II. ROLL CALL ill. APPROVAL OF MINUTES: Regular meeting of July 28, 2004 IV. PUBLIC HEARINGS: 1. REOUEST FOR VACATION OF RIGHT-OF-WAY - PORT OF PORT ANGELESINIPPON PAPER INDUSTRIES: Portion of K Street south of Marine Drive: Request for vacation ofright-of-way. 2. SHORELINE SUBSTANTIAL DEVELOPMENT PERMIT - SMA 04-05 - PORT OF PORT ANGELES. 1500 Block of Marine Drive: Request for a shoreline substantial development permit to allow the development of a log loading ramp in the Port Angeles Harbor shoreline. 3. CONDITIONAL USE PERMIT - CUP 04-05 ~ BLORE - 504 West Fifth Street: Request for a conditional use permit to allow an accessory residential unit in the RS-7 zone on a 14,000 square foot property. 4. CONDITIONAL USE PERMIT - CUP 04-06 - OLYMPIC MEDICAL CENTER - SW Corner of Race/Caroline Streets: Proposal for an off-site parking lot in the Commercial Office Zone. 5. CONDITIONAL USE PERMIT - CUP 04-07 - OLYMPIC MEDICAL CENTER- NW Corner of Race/Caroline Streets: Proposal for an off-site parking lot in the Commercial Office Zone. 6. CONDITIONAL USE PERMIT - CUP 04-08 - DAMAZIO. 1729 E. Third Street: A conditional use permit for a duplex in the RS-7, Residential Single Family zone. V. COMMUNICA TIONS FROM THE PUBLIC VI. STAFF REPORTS: Preliminary Code updates for future review I I I VII. REPORTS OF COMMISSION MEMBERS VIII. ADJOURNMENT PLANNING COMMISSIONERS: Fred Hewins (Chair),Len Rasmussen (Vice Chair), Chuck Sehranm, Fred Norton, Linda Nutter, Bob Philpott, Dylan Honnol:l PLANNING STAFF: Brad Collins, Director; Scott Johns, Associate Planner; Sue Roberds, Assistant Planner.