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HomeMy WebLinkAboutMinutes 08/26/1998 . . . HEARING DEVICES ARE A VA ILABLE FOR THOSE NEEDING ASSISTANCE. ~ "'1.A.NNltl~ AGENDA CITY OF PORT ANGELES PLANNING COMMISSION 321 East Fifth Street Port Angeles, WA 98362 AUGUST 26, 1998 7:00 p.m. I. CALL TO ORDER II. ROLL CALL III. APPROVAL OF MINUTES: Meeting of August 12,1998 IV. PUBLIC HEARINGS: 1. eARKlllG_VARIANCE APaLCAIJ01~t_~.J~.KY_9B~{l3~JGJ:lLAND C_OMMO~SJJ, 1703 MeJocW-Girc1e..: Proposal to reduce the required parking from 80 to 50 spaces in association with a senior apartment use in the RHO, Residential High Density zone. 2. C_O~DJIIQNAL~U_SE_e.ERMIJ---=--C_UJ~~9_8~~f:lD_LY---.IB.I~lrl LUIt:l.ERAr'~LCJ:lURCH,_3.oJ-Lo.p_ez_St[e_et Application to develop a memorial garden on Church grounds including below ground internment vaults for ashes in the RS-7, Residential Single Family zone. V. COMMUNICATIONS FROM THE PUBLIC VI. STAFF REPORTS VII. REPORTS OF COMMISSION MEMBERS VIII. ADJOURNMENT PLAN~ING COMMISSION: Dean Reed. ( Chair). :-'lory Craver (Vice'. Bob Kin~. Cindy Souders. Linda Nulter. Fred Hewins. Paul Ziakin. STAFF: Brad Collins. DireclOr. Sue Roberds Planning Specialist. Da\'id Sawyer. Senior Planner. . . . MINUTES PLANNING COMMISSION Port Angeles, Washington 98362 August 26,1998 7:00 p.m. ROLL CALL Members Present: Linda Nutter, Fredric Hewins, Cindy Souders, Dean Reed, Mary Craver, Bob King, Paul Ziakin (arrived at 7:15 p.m.) Member Excused: Mary Craver Staff Present: Brad Collins, Sue Roberds, Dan McKeen Public Present: Sally Matthews, Gene Unger, Dave Flodstrom, Don Corson, Bill Green, Bill Lindberg APPROVAL OF MINUTES Commissioner King moved to approve the August 12,1998, minutes as submitted. The motion was seconded by Commissioner Nutter, and passed 4-0 with Commissioner Souders abstaining. PUBLIC HEARINGS: PARKING VARIAN..CE APPLICATION - PKV 98-03 - HIGHLAND COMMUNS-II, 1703 MelQd~Ide.: Proposal to reduce the required parking from 80 to 50 spaces in association with a senior apartment use in the RHO, Residential High Density zone. Planning Director Collins reviewed the staff's report recommending approval of the parking reduction as proposed by the applicants with three conditions. (Commissioner Ziakin arrived.) Director Collins responded to questions from Commissioners regarding the defInition of senior housing developments. Commissioner Souders asked how the wetland adjacent (east) to the parking area would be affected with the proposal. Director Collins responded that the City Council recently approved a request to relocate the wetland to an area south of its present location. She asked if the facility is to be subsidized which would restrict the use to limited income seniors. He said that he believed that was the proposal but the applicant's representative should answer that question. He further responded that the existing 55 unit senior housing project in the area was given a parking reduction to 36 spaces by the Planning Commission. Chair Reed explained that those who intend to present testimony regarding agenda items must fIrst sign the attendance roster which contains an oath verifYing that the testimony will be true to the best of their knowledge, and opened the public hearing, . . . Planning Commissio/l Minutes - August 26,1998 Page 2 Bill Lindberg, 319 South Peabody, explained that the proposal is to develop a 44 bed senior housing use which will consist of24 two-bed units and 20 one~bed units, He clarified that existing senior housing project in the area was constructed W1der a different set of guidelines where the parking requirement was one space per unit which could be reduced if van service is provided. This was the criteria under which the 55 unit housing project was developed. Although the parking criteria has changed since the previous development, observation of the parking needs for that use have been observed as being adequate though a bit snug. The proposed use is nearly exactly the same proposal. The projects are developed with tax credits, are subsidized, and are limited to low income seniors. He believed the one bedroom unit is W1der 500 square feet, with a two bedroom being around 700 square feet. They are not luxury oriented but intended to be affordable for those on limited incomes. The same management group, Hearthstone Group, will be managing the facility and van service will be available. This is the third senior housing project in the Melody Circle area. There being no further testimony, Chair Reed closed the public hearing. Commissioner Nutter expressed frustration with the manner in which the three senior housing developments in this area were presented to the Commission in that, although they were developed by the same developer/property owner, they were presented piecemeal for development variances. It is difficult to view the overall effects of development when projects are not anticipated. She would have preferred the developments to be presented in a more cohesive manner. Commissioner Souders moved to approve a reduction in the parking as required to 44 spaces subject to the following conditions: Conditions: 1. A site plan per City Standards for the number of parking spaces approved by this variance shall be submitted to the City for approval. 2. All units of the proposed 44 unit subsidized housing development, with the exception of one manager's unit, shall be limited to senior residents. 3. The project shall provide van service for its residents which shall at a minimum include transportation for scheduled shopping trips for groceries, drug store, clothing, doctor appointments, etc., and transportation to activities and field trips scheduled by the building activity director including trips to the college campus, symphony, fine arts center, etc. Eindings~ 1. The applicant, Lindberg Architects for Highland Commons II has applied for a parking variance to reduce the number of required parking spaces for a subsidized senior housing facility from 88 to 50 spaces as proposed in the August 26, 1998 Staff Report for PKV 98-03 (Attachment A). . . . Planning Commission Minutes - August 26,1998 Page 3 2. The Comprehensive Plan Land Use Designation for the subject property is High Density Residential (HDR). 3. The subject property is zoned RHO, Residential High Density. 4. The proposed variance is categorically exempt from State Environmental Protection Act threshold determination and environmental impact statement requirements. 5. A multi-family housing development is a permitted use in the RHD zone. 6. The proposed project is a three-story, 44 unit senior oriented multi-family structure. 7. The proposed project is publicly funded through the Washington State Housing Commission's Federal Low Income Housing Tax Credit Program. 8. A Planned Residential Development (pRD 92(03)03) was preliminarily approved for the subject site on May 19, 1992. Phases 1 and 2 received final approval on December 21, 1993 and the preliminary approval for Phases 3-5 expired on May 19, 1993. 9. A short plat including the subject site was preliminarily approved on October 27, 1992 and received final approval on December 11, 1992. 10. A subdivision (The HigWand Commons, SUB 96-02) including the subject site as Lot 1 was preliminarily approved on April 10, 1996. Conclusions..: 1. The proposed variance as conditioned, is consistent with the City's Comprehensive Plan, specifically Land Use Element Policy A2 and Transportation Element Policy B14 and the City's Zoning Code. 2. The proposed variance as conditioned, meets the intent of the City's Off-Street Parking Ordinance. Specifically, due to the restricted number of occupants per unit, the residents' income level limitations, and the subsequently reduced number of residents' vehicles, the proposed reduction in the required number of off-street parking spaces should not impair the traffic flow on adj acent streets or any near by properties, The motion was seconded by Commissioner Hewins and passed 6 - O. . . . Planaing Commission Minutes. August 26. 1998 Page 4 COlIDlIlONA.L_USE~RMIT - CUP 9-.8.=.01. HOLY TRINITY LUIHERAl'LCHURCH, 301 Lopeu.tr.e.et Application to develop a memorial garden on Church grounds including below ground internment vaults for ashes in the RS-7, Residential Single Family zone. Commissioner Nutter stated that she is a member of the Holy Trinity Lutheran Church and would excuse herself from the proceedings if anyone objected to her remaining for the action. In response to Commissioner Ziakin, Commissioner Nutter explained that she is a member of the church but is not serving on any committee relating the proposal. There were no obj ections to her remaining for the action. Planning Director Collins reviewed staffs report recommending approval of the proposal with one condition. Chair Reed repeated the public testimony procedure and opened the public hearing. Gene Unger, 1401 West 7tll Street, agreed with staffs analysis and presented colored drawings of the finished area including landscaping plans. In response to Commissioner Ziakin, Mr. Unger stated that the area will easily fit approximately 270 to 400 memorial markers placed along the sidewalk. The markers measure approximately 81t x 161t to 121t X 241t. The area will be open and inviting and yet secluded for those wishing not to be interrupted. The area is located with easy access to the handicapped parking area and is intended to also be pleasing to the neighborhood as well as the Holy Trinity community. Don Corson, 301 Lopez, Port Angeles, President of the Holy Trinity Lutheran Church congregation, supported the proposal as a traditional use of churches throughout the western world. The landscaping is extraordinary, The location to the parking area and the public library will enhance the usability and public access which is welcome. There being no further comment, Chair Reed closed the public hearing. Commissioner King moved to approve the conditional use permit as proposed with one condition, and supported by the findings and conclusions as follows: Condition: 1. The underground primary power cable (along with TV and Telephone ) in the area of the east portion of the proposed garden shall be located and marked to verify its exact location. No excavation, tree or shrub, or structure with a foundation, is to be built over the cable without prior written permission of the Port Angeles Light Department. Eindings;. Based on the information provided in the Planning Department Staff Report for CUP 98-07 dated August 26, 1998, including all of information in the public record file, comments and information 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: . . . Planning Commission Minutes - August 26. 1998 Page 5 1. The applicant Holy Trinity Lutheran Church submitted the subject application to the City on July 21,1998. A Determination of Completeness was published on July 28, 1998. The associated public conunent period ended on August 12, 1998, with no written comments received. 2. The application is to develop a 6,440 square foot memorial garden between the existing 32,045 square foot church building and 165 car parking lot in the center of the church site. 3. A Determination of Non-Significance (DNS #809) was issued for this proposal on August 17, 1998. 4. The site is zoned Residential Single Family (RS-7) and is designated by the Comprehensive Plan as Low Density Residential and is part of an imprecise margin to the Commercial designated area to the north. 5. The subject site occupies approximately 80% of the block between Orcas and Lopez and S. Chase and S. Peabody Streets in the City's North Central Planning Area. 6. A church and its accessory uses are conditionally permitted uses in the RS-7 Zone. 7. Existing land uses adjacent to the subject site are as follows: To the north: To the south: To the east: To the west: apartment buildings and main library single family residences library parking and single family residences single family residences and apartment buildings C.onclusions:. Based on the information provided in the Planning Department Staff Report for CUP 98-07 dated August 26, 1998, including all of the information in the public record file, comments, and information 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; A. Comprehensive Plan Land Use Element Policies Al-2, and Cl are most relevant to the proposed proj ect. B. As conditioned, the proposed use is consistent with the City's Comprehensive Plan including but not limited to Land Use Element Policies AI-2 and Cl. C. As conditioned, the proposed use is consistent with the City's Zoning Ordinance including Chapter 17.17 and the purpose of the CO zone. . . . Planning Commission Minlltes - August 26. 1998 Page 6 D. As conditioned the proposed project is not contrary to the public use and interest. COMMUNICATIONS FROM THE PUBLIC None. STAFF REPORTS Director Collins noted that as a follow up to the Commission's discussion relative to the Municipal Code Amendment (MCA 98~03) acted upon at its August 26th meeting, staff worked with the wording that the Commission had been concerned about and would like to provide amended wording to the City Council based on those concerns. Dan McKeen, Fire Marshall, apologized for not being able to put together the wording at the August 26th meeting. He researched the Fire Code following the hearing, and, after taking into account the Commission's concerns expressed during the hearing, agreed that the amended wording would satisfy the Fire Department and relay the Commission's intent to the City CounciL Director Collins explained that the intent of reviewing the wording at this time is to give the Commission an opportunity to concur for the record or inform staff that the Commission's concerns are not being correctly addressed regarding the amendment wording. The Commission thanked staff and Fire Marshal McKeen for the extra effort and concurred that the revised wording is more appropriate. They agreed that they were aware that staff would be presenting alternate wording regarding the Municipal Code Amendment )MCA 98- 03) at the Council's September 1, 1998, hearing for the item. REPORTS OF COMMISSION MEMBERS Commissioner Souders expressed concern that an adjustment may be needed to address parking issues relative to senior subsidized housing developments based on the testimony given for the parking variance acted. upon earlier in the meeting. A pattern is developing that has resulted in substantial parking reductions being allowed based on an occupancy of subsidized senior low income peoples. She asked that this issue be considered for the next Code adjustment review. Commissioner Nutter would like to revisit the farmer's market issue that was put on hold some time ago. Director Collins suggested that as the Commission's permitting applications seem to be approaching a more manageable pattern, the Commission reinstitute its long range meetings for the second meeting of each month. He noted that he would bring the Planning Department's proposed 1999 budget information to the Commission on September 23rd and explained the neighborhood planning concept. . . . Plall/ling Commission Minutes -Augl/s/26. 1998 Page 7 ADJOURNMENT The meeting adjourned at 8: 15 p.m. ~~~ Brad Collins, Secretary PREPARED BY: S. Roberds . PLEASE SIGN IN PLANNING COMMISSION ATTENDANCE ROSTER AND SIGN UP SHEET For the items listed on the Agenda of: t:2-(1 '>0+ 0<1,/ /99L Please read the following: If I testify, by signature below, I certify that my testimony is true and correct under penalty of perjury by the laws of the State of Washington. I lig a ure Print Name Address Agenda j III".,,, A I .11l~_ Item # WI~U{t(7V1 ~ ~fJ?f L)~ ~ I '" IV I / I ;;;?t I / j~r) ~A:, f~ i /R:U1 1-...1L1. L VJ W I I~ ~ I n_ L~. IJ I~'J __ (\.l-IMlt"! IAI. fYlAl.,.~ 7.J lJ N. 'LAIl.L If A~F: ~ ~ ?rId .. J. A1 tI ~.f J:A(7) 'S D.e,t1 H M a-r ,..;~ tV S 1;/p {j1l1:1 s TMA V- I ~ ./ZpJA4 1i.fJ. ~.J.v G- e..<< e.- J- { ./AM ~ oe., 1u Ii r 1)1 t 74 Z 1'_ ~ Mr/ CO/Z'S" o-JI (S- r{,(~ Lwt ~ l/j4UJ' U" V In'L- I . c: \wp\fonns\attndrst.pc