HomeMy WebLinkAboutMinutes 10/10/2007
I.
II.
III.
IV.
.
~ORT ANGELES
WAS H I N G TON, U. S. A.
COMMUNITY & ECONOMIC DEVELOPMENT
AGENDA
PLANNING COMMISSION
321 East Fifth Street
October 10, 2007
6 p.m.
CALL TO ORDER
Pledge of Allegiance Led by the Chair
ROLL CALL
APPROVAL OF MINUTES: Regular meeting of September 12, 2007
CONTINUED PUBLIC HEARING:
PRELIMINARY PLANNED RESIDENTIAL DEVELOPMENT AND
SUBDIVISION - GREEN CROW PROPERTIES - Campbell Avenue/Rook
Drive: A planned residential development of approximately 16+ acres of property
zoned RHD Residential High Density and RS-9 Residential Single Family zones
into 39 single family and 19 multiple family unit sites. (This item will be
contmued to November 14,2007.)
PUBLIC HEARING:
STREET VACATION PETITION - STV 07-01 - CITY OF PORT
ANGELES/PENINSULA DAILY NEWS: A petitIon for consideration of the
vacation of a portion of the Cherry Street right-of-way between the north line of
the First/Front Street Alley to the south line of the Front Street right-of-way.
V. COMMUNICATIONS FROM THE PUBLIC
VI. ST AFF REPORTS
VII. REPORTS OF COMMISSION MEMBERS
VIII. ADJOURNMENT
.
PLANNING COMMISSIONERS Werner BeIer (ChaIr), Dave Johnson, KevIn Snyder, John Matthews, Chene Kldd, Stan Hams, Doc ReIss
PLANNING STAFF Sue Roberds, Planmng Manager, Nathan West, Pnnclple Planner, Scott Johns, Associate Planner
.
.
.
MINUTES
PLANNING COMMISSION
Port Angeles, Washington 98362
October 10, 2007
6:00 p.m.
ROLL CALL
Members Present:
Cherie Kidd, Dave Johnson, Stanley Harris, Werner Beier,
Doc Reiss, Mike Caudill
Members Excused:
John Matthews
Staff Present:
Scott Johns, Sue Roberds, Nathan West, Bill Bloor, Steve
Sperr
Public Present:
John Brewer, Molly Tucker, Cypress Vouner, Sean Cuffe,
John Miller, Dorothy Drain, Jerry Hendricks, Jerry White,
Deb Homenka
CALL TO ORDER
Salute to the Flag was led by Chair Beier.
APPROVAL OF MINUTES
Commissioner Reiss moved to approve the September 12, 2007, regular meeting
minutes. The motion was seconded by Commissioner Kidd and passed 6 - O.
CONTINUED PUBLIC HEARING:
PRELIMINARY PLANNED RESIDENTIAL DEVELOPMENT AND
SUBDIVISION - GREEN CROW PROPERTIES - Campbell A venue/Rook
Drive: A planned residential development of approximately 16+ acres of property
zoned RHD Residential High Density and RS-9 Residential Single Family zones
into 39 single family and 19 multiple family unit sites. (This item will be continued
to November 14, 2007.)
Chair Beier 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.
Chair Beier opened the continued public hearing and asked the applicant for an update.
Tim W oolett, 308 West 8th Street represented the applicant and indicated that issues or
concern had not as yet been worked through. He hoped to meet with staff regarding right of way
design that is of a concern to staff very soon and believed that such a meeting could bring
positive results.
In response to Chair Beier's question as to specific issues that need to be worked out, Mr.
W oolett said that he was unable to discuss the matter until he could meet further with staff.
.
.
.
Chair Beier expressed frustration that the process does not appear to be moving forward. It was
determined that a two week continuance could be allowed in order for design issues to be further
discussed. Chair Beier noted that the public hearing would be continued to October 24, 6 p.m.
PUBLIC HEARING:
STREET Y ACATION PETITION - STY 07-01 - CITY OF PORT
ANGELES/PENINSULA DAILY NEWS: A petition for consideration of the
vacation of a portion of the Cherry Street right-of-way between the north line of
the First/Front Street Alley to the south line of the Front Street right-of-way.
Associate Planner Scott Johns reviewed staffs report recommending approval of the
street vacation petition with conditions. After staff responded to various questions regarding the
street vacation process, Chair Beier opened the public hearing.
Jerry Hendricks, 1024 West Sixth Street is a business owner in the Downtown. Mr.
Hendricks wanted to place on the record that he is generally opposed to the vacation of rights-of-
way because rights-of-way in the Downtown because they are difficult to obtain and serve a
valuable purpose. He urged that serious thought be given to the resulting disruption of
established traffic patterns, and whether the proposed vacation would result in redevelopment
opportunities that would be worth the change to the community. However, he stated that he was
not specifically objectionable to the proposal but urged caution.
John Brewer, Peninsula Daily News, 305 West First Street stated that, as a party to the
street vacation petition, he favors the vacation action but has no interest in purchasing any of the
right-of-way but is partnering WIth the City in this effort. The vacation will not impact his
business's use of the site nor will it hinder the ability to use the alley or parking areas south of
the alley, which will remain as unvacated Cherry Street.
In response to a question from the Commission, Planner Johns explained that the street
vacation process requires that at least two thirds of the abutting property owners agree to the
vacation in order for such a request to be valid.
Responding to Commissioner Harris, Principal Planner Nathan West stated that vacation
of the site allows for the adjacent property including the right-of-way to be redeveloped in a
manner more in line with modem urban site design and promotes continued development of the
area.
Attorney Bill Bloor added that redevelopment of the area including the right-of-way
appears to be in the public's interest and is hoped to be a catalyst for continued redevelopment
and investment III the Downtown.
Jerry White, 510 South Liberty owns a property at 233 West First Street, Port Angeles,
and is opposed to the vacation stating that the vacation would kill his property's value. He has
no on site parking. His patrons rely heavily on, and prefer to park along Cherry Street. He stated
with certainty that the vacation would destroy his business and would negatively affect the
businesses around his because on-street parking would be eliminated in the subject area. He
depends on Cherry Street for parking and without it, his business will suffer. He noted that trash
is collected III alleys, and the proposed vacation will cause unnecessary alley conflicts.
John Miller, 2832 Mt. Pleasant Road asked what would happen to Cherry Street south
of the alley, and how would traffic be redirected?
Planner West responded to Commissioner Reiss, that alley traffic would not be
disrupted by the vacation. Traffic would continue to travel through the Front/First Alley and
would continue to exit onto Cherry Street south of the vacation area south to First Street. On-
street parking on the south portion of Cherry Street would not be altered.
.
.
.
Planmng CommiSSIOn Mmutes
October la, 2007
Page 3
Planning Manager Sue Roberds noted that Cherry Street is not a parking lot, and
should not be considered as such. It can provide on-street parking on a space available basis but
should not be depended upon by businesses on a permanent basis. Parking along the south
portion of Cherry Street would not be interrupted and a good deal of on-street parking is found
along First Street, particularly west of Cherry Street for public use. The historic grid system of
platting severely restricts the development and redevelopment of properties in a more urban
manner. The proposal could serve to stimulate more logical development that would not impact
the already impacted parking issues in the Downtown.
Debra Homenko, 311 East 10th Street commented that First Street west of Cherry Street
is signed for two hour parking.
In response to a question from Commissioner Reiss as to the possibility of negotiating for
parking areas east of the City's subject site, Planner West noted that such negotiation is not
possible because parking areas east of the subject site are dedicated to the Parking Business
Improvement Area (PBIA) parking. The subject right-of-way offers the only potential to provide
an enlarged site practical for contemporary urban development.
There being no further comments or testimony, Chair Beier closed the public hearing.
Commissioner Reiss moved to recommend that the City Council approve the street
vacation as proposed citing two conditions supported by the following findings and
conclusions:
Conditions:
1. Future development of the site shall include a utilIty corridor easement as required by the
City's Public Works and Utilities Department and an unobstructed sidewalk for pedestrian
access between First and Front Streets. No structures may be developed within the easement
area or to hinder pedestrian access across the site. Site ingress and egress shall be as required
by the City.
2. The vacated right-of-way shall be combined with the abutting property. Redevelopment of
the combined site shall include adequate off-street parking for site activities.
Findings:
1. A petition requesting the vacation of that portion of the Cherry Street right-of-way
situated immediately south of the First/Front alley abutting Lot 10, Block 14, and Lot 1,
Block 13, Townsite of Port Angeles, Washington, was submitted on September 28,2007.
The subject area is approximately 140' x 70' or 9,800 square feet in area.
2. RCW 58.17 requires the signatures of two thirds of abutting property owners in order for
a petition for the vacation of public right-of-way to be considered valid. The subject
petitIOn is signed by 100% of the abutting property owners.
3. The subject area is zoned CBD Central Business District, and is largely developed as
commercial and office uses. The CBD zone is primarily intended to strengthen and
preserve the area commonly known as the Downtown for major retail buildings, service,
financial, and other commercial operations that serve the entire community, the regional
market, and tourists.
The City's entIre Comprehensive Plan and Land Use Map were reviewed for consistency
with the proposed vacation of right-of-way. The Land Use Element Land Use Map,
4.
Planmng Commlsszon Mmutes
October 10, 2007
Page 4
.
.
.
Goals, Policies, and Objectives Goal A, Goal D, Policy 3, Goal F, Objective 4 and the
Economic Development Element Goal A, Policy 4, are relevant to the proposal.
The Port Angeles City Council's Real Estate Committee met on September 28,2007, to
discuss the matter and established a value for the unopened right-of-way based on the
value of surrounding property assessments at $9 per square foot.
The vacating of a street is categorically exempt from the State Environmental Policy Act
(SEP A) review per Section 197-11-800 (2) (h) of the Washington Administrative Code.
7. The site was posted notifying the public of the proposed land use action consideration on
September 27,2007. Legal publication appeared in the Peninsula Dailv News on
September 30,2007, informing those interested of a scheduled public hearing before the
Planning Commission in the matter for October 10,2007,6 p.m.
8. At its October 2,2007, regular meeting, the Port Angeles City Council established a
special public hearing date by resolution for action on the street vacation petition as
October 23,2007,6 p.m.
5.
6.
9.
The subject right-of-way provides a one-way access for traffic between First and Front
Streets. Given the development and access points of abutting properties, the right-of-way
is not required for primary or secondary access to those properties and is situated
approximately 300 feet from the furthest west line of the Downtown area.
Parking in the Downtown is largely provided through the PBIA. On street parking
cannot be counted upon for any particular use because it is available for the public use.
On street parking has been dedicated in the short term in the area for use by the City's
Light Operations facility, which lacks adequate parking. New development is
encouraged to provide adequate on-site parking.
The City's Waterfront Trail system is located along Front Street in the subject area.
Current access to the Downtown area through the subject corridor would allow continued
pedestrian circulation throughout the area in a positive manner.
10.
11.
Conclusions:
A. As conditioned, consolidation of the right-of-way with the petitioner's property is in
accordance with expected land management and development policies found in the City's
Comprehensive Plan, specifically with Land Use Map, Goal, Policies and Objective Goal
D, Policy 3. Combination of the vacated right-of-way with the adjacent property will
result in a building site that will allow greater use of a commercial property and will
result in a lot size that is more consistent with modem urban planning and development
needs.
The proposal is conSIstent with the goals and polIcies of the City's Comprehensive Plan
specifically Land Use Element Land Use Map, Goals, Policies, and Objectives Goal A;
Goal D, PolIcy 3; and Goal F, Objective 4; and Economic Development Element Goal A,
Policy 4. Site development shall be consistent with the City's zoning standards.
The right-of-way is one of four (4) north/south through routes between Front and First
Streets, and is a redundant collector with limited functionality. As conditioned, the
proposed vacation will require that future development of the combined site include
B.
c.
.
.
.
Planmng CommISSIOn Mznutes
October 10, 2007
Page 5
adequate off street parking and a pedestrian link between Front and First Streets through
the site. As such, the vacation is in the public interest as it will allow for the
redevelopment of the right-of-way with the abutting property in a manner that will lessen
the impact of future development of the site with regard to off street parking in the
Downtown area.
Commissioner Harris seconded the motion which passed 6-0.
COMMUNICATIONS FROM THE PUBLIC
None
STAFF REPORTS
Planner West noted that the first stakeholder's meeting regarding redevelopment of the
previous Rayonier Mill site would be conducted at City Hall on October 11 th beginning at 4 p.m.
He encouraged anyone interested to attend and participate
REPORTS OF COMMISSION MEMBERS
CommissIOner Johnson reported that the Port Angeles Forward Committee has been
discussing the topic of an alternative crosstown routes. He asked other Commissioners to
provide him with any comments that they wished him to pass along to the Committee from the
group.
ADJOURNMENT
The meeting adjourned at 7:10 p.m.
PREPARED BY. S. Roberds
~ORTANGELES
WAS H I N G TON, USA
PLANNING COMMISSION ATTENDANCE ROSTER
AND TESTIMONY SIGN-UP SHEET
PLEASE SIGN IN
Meeting Agenda of: ~l!.__ II)) ~1
To help us provide an accurate record of those in attendance, please sign in. Your
signature acknowledges your presence. If you plan to testify, by your signature below, you
certify that the testimony given is true and correct under penalty of perjury by the laws of the
State of Washington. Signature below DOES NOT REQUIRE you to testify.
J
.
.
C :\MyFiles\FORMS\Mtgrostpc. wpd
Agenda Item No.