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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.