HomeMy WebLinkAboutMinutes 10/10/2001
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WAS H I N G TON, U. S. A.
DEPARTMENT OF COMMUNITY DEVELOPMENT
AGENDA
PLANNING COMMISSION
321 East Fifth Street
October 10, 200 I
I.
CALL TO ORDER
7 p.m.
II.
ROLLCALL
III.
APPROVAL OF MINUTES: Meeting of September 26,2001.
IV.
PUBLIC HEARING:
CONDITIONAL USE PERMIT - CUP 01-09 - KEY, 1301 and 1305 Bent Cedars
Way: Request for a conditional use permit to allow a duplex in the RS-9, Residential
Single Family zone.
PUBLIC MEETING:
REZONE APPLICATION - REZ 01-05 - SERENITYHOUSE, 2321 West
Ei ghteenth Street: Request for rezone of an approximately 4.31 acre parcel of property
from RS-9, Residential Single Family, to RMD, Residential Medium Density zone.
*PUBLIC HEARING:
CONDITIONAL USE PERMIT - CUP 01-10 - SERENITY HOUSE. 2321 West
Eighteenth Street: Request for a conditional use permit to allow a social service
agency providing 24-hour care for a 50 - 70 resident emergency single adult shelter
in the RMD, Residential Medium Density zone. (*Note: This item is dependent on
the action of Item #2 on the agenda.)
V. COMMUNICATIONS FROM THE PUBLIC
VI. STAFF REPORTS
. VII.
REPORTS OF COMMISSION MEMBERS
VIII. ADJOURNMENT
.
MINUTES
PLANNING COMMISSION
Port Angeles, Washington 98362
October 10, 200t
7:00 p.m.
ROLLCALL
Members Present:
Bob Philpott, Fred Norton, Linda Nutter, Fred Hewins
Members Excused:
Rick Porter, Chuck Schramm, Mary Craver
Staff Present;
Brad Collins, Sue Roberds
Public Present:
Johnie Key, Amy Bahl, Victor Dellow, Sharon Zahles, Emily
Marus, Desiree Boyer, Rebecca Delatorre, Jennifer Galvin,
Susan Amici, Bob Garrison, Jeff Hedland, Dan Jacobs
APPROVAL OF MINUTES
.
Following the notation of several typographical errors, Commissioner Hewins moved to
approve the September 26, 20Ot, meeting minutes. The motion was seconded by
Commissioner Philpott and passed unanimously.
Chair Nutter stated that those who wish to testify must first sign in on the attendance roster which
contains an oath that truthful infonnation will be presented.
PUBLIC HEARING:
CONDITIONAL USE PERMIT - CUP 01-09 - KEY. 1301 and 1305 Bent Cedars
~ Request for a conditional use pennit to allow a duplex in the RS-9, Residential
Single Family zone.
Planning Specialist Sue Roberds presented the staffs report recommending approval of the
conditional use permit. Chair Nutter opened the public hearing.
Johnie Key, 1325 Bent Cedars Way, agreed with staffs report and was present for questions.
Commissioner Hewins asked Mr. Key about the progress of his septic tank approval. Mr. Key
responded that the application has been submitted and that he is just awaiting notice from the
County.
. There being no further testimony or questions, Chair Nutter closed the public hearing.
.
.
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Planning Commission Minutes
October 10.2001
Page 2
Commissioner Philpott moved to approve the conditional use permit as requested citing the
following conditions, findings, and conclusions:
Conditions:
1. Driveway access to the site shall be restricted to Bent Cedars Way.
2. Requirements of the City's Building Division and Fire Department shall be adhered
to at the time of construction.
Findings:
Based on the information provided in the October 10, 2001 staffreport for CUP 01-09, including
all of its attachments, and the Plamring Commission's discussion and deliberation during the October
10,2001, public hearing the Planning Commission hereby finds that:
1.
The applicant, Johnie Key applied for a conditional use permit on September 11,2001, to
develop a duplex at 1301 and 1305 Bent Cedars Way. The application is identified as
Attachment B to the October 10, 2001 Staff Report for CUP 01-09.
2. The City's Comprehensive Plan Land Use Designation for the site is Low Density
Residential [LDR] and is intended for development density of up to 9 units per acre.
3. The site is zoned RS-9, Residential Single Family and contains approximately 18,730.8
square feet in area. A duplex is a conditionally permitted use in the RS-7 zone.
4. The site does not contain any environmentally sensitive area although White's Creek
ravine is located in the near vicinity east of the site.
5. A Determination of Non-Significance (#966) was issued for the proposal on October 3,
2001.
6. The proposed structure is a one-story building containing a maximum of 2,096 square feet
total for a lot coverage of 11 %. Requirements of the Clallam County Health Department
with regard to the required septic system may restrict the size of the duplex structure.
7. The City's Public Works and Utilities Department will require that access to the property be
from Bent Cedars Way during the building permit review process.
8.
The City's Fire Department will require that a residential sprinkler system shall be installed
due to the distance from the site outside of the City's four minute response time and to the
low water flow in the area.
.
.
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Planning Commission Minutes
October 10.2001
Page 3
9. There is sufficient area to provide the required four off-street parking spaces for the duplex
use on-site.
10. The City's Comprehensive Plan Housing Element Goal A, states that a specific housing goal
of the City is "To improve the variety, quality, availability, and affordability of housing
opportunities. "
II. Sanitary sewer is not provided in the area. Septic tank installation will be required and must
be approved through the Clallam County Health Department for the use.
12. No other duplexes are noted as being in the area.
13. Public notice was mailed to surrounding property owners on September 19,2001. Legal
publication appeared in the Peninsula Daily News on September 19, 2001. No comments
were received.
Conclusions:
The City of Port Angeles Planning Commission hereby concludes that:
A.
Given the size ofthe property, the proposed development will not exceed the net units per
acre permitted in the Low Density Residential Comprehensive Plan designation for the
proposed site. The proposed duplex will meet the intent ofthe City's Comprehensive Plan
specifically, Housing Element Goal A, and the City's Zoning and Parking Ordinances.
B. Required site development shall include the provision of sanitary facilities for compatible
with the surrounding area, and shall provide a residential sprinkler system which will provide
needed fire safety measures due to the site location outside of the City's four minute
response radius for fire response.
C. The proposed use is not detrimental to the public interest, safety, or welfare.
The motion was seconded by Commissioner Norton and passed 4 - O.
PUBLIC MEETING:
REZONE APPLICATION - REZ 01-05 - SERENITY HOUSE, 2321 West
Eighteenth Street: Request for rezone of an approximately 4.31 acre parcel of
property from RS-9, Residential Single Family, to RMD, Residential Medium
Density zone.
Community Development Director Brad Collins explained that the Planning Commission would not
be taking public testimony for this application as it is a public meeting not a hearing. Public
testimony will be accepted before the City Council on this issue on November 6,2001, 7 p.m., City
Planning Commission Minutes
October 10,2001
Page 4
. Council Chambers. He then proceeded to read the staff report recommending approval of the rezone
as proposed into the record. Chair Nutter opened discussion amongst Commission members.
Commissioner Norton asked if comments referenced in staffs report were pro or con. Director
Collins indicated that the Commission can only consider written comments and the comments
referenced in staffs report were not written.
Commissioner Hewins asked if improvements to Eighteenth Street are planned in the City's
Transportation Services and Facilities Plan (TSFP). Mr. Collins responded that it is given a priority
in the Comprehensive Plan, but no specific improvements are planned in general for the near future.
It is not given priority in the 2001 - 2006 Transportation Improvement Program (TIP) list of projects.
Recent improvements in the neighborhood have been installed by developers, and it is likely that will
be the method for improvement at this time and in the near future.
Mr. Collins responded to Commissioner Norton that, ifrezoned, the property could be developed
to that density permitted in the Residential Medium Density zone such as the two developments to
the east ofthe subject site.
.
Commissioner Hewins noted that the proposed medium density zoning is consistent with other
development in the area, but he expressed significant concern with the fact that Eighteenth Street is
not a fully improved transportation corridor that would provide a safe area for residents that could
result from the proposed rezone. If rezoning in the area is desired, improvements should be made
to Eighteenth and Sixteenth Streets. He stressed that, if this area is slated for increases in density
such as is proposed, improvements to Eighteenth Street should be much higher on the City's TSFP
planning process. Furthermore, the entire street east beyond the Fairgrounds needs to be given a
much higher priority on the TSFP to serve current uses in the area.
Commissioner Philpott agreed that improvements to Eighteenth Street should be made or planned
for the near future if an increase in density is desired for the area.
Commissioner Norton asked Director Collins if approval of the rezone would make the issue of
improvement to the entire area a higher priority on the City's TSFP process. Director Collins
answered that he thought it could do that.
Commissioner Nutter agreed with the concerns previously expressed that the transportation corridor
in this location cannot support a further increase in density as proposed without some near future
improvements to at least Eighteenth Street.
.
Director Collins responded to Commissioner Philpott that any development to the subject property
would require improvements to Eighteenth Street and possibly Sixteenth Street similar to those done
for the past three multiple family housing projects to the east. As other areas develop, similar
improvements would continue to be required. It is unlikely that the City is going to develop the
corridor.
Commissioner Hewins agreed that the current developers of multiple family housing to the east of
Planning Commission Minutes
October 10.2001
Page 5
. the subject site have done a very good job in placing needed improvements to Eighteenth Street and
Sixteenth Street but the largest property owner, the Port of Port Angeles, is unlikely to develop the
south one-half of Eighteenth Street as they concentrate their circulation designs from within the
industrial park to avoid exterior development. Continuation of medium density uses in the area is
compatible with other uses in the area but is ill advised until some kind of plan is in place for
improvement of the transportation corridor.
Commissioner Norton moved to recommend approval of the rezone as proposed citing the
findings and conclusions listed in stafrs report. The motion died for lack of a second.
Commissioner Hewins moved to recommend denial ofthe rezone as proposed as such an action
would further exacerbate the poor road conditions in the area. The motion was seconded by
Commissioner Philpott.
Commissioner Hewins further moved to direct staff to prepare findings and conclusions in
support of denial of the request to present at the October 24, 2001, regular meeting.
Commissioner Philpott seconded the modification which passed 3 - 1 with Commissioner
Norton opposed.
.
Director Collins indicated to those present that the item will be placed on Council's November 6,
2001, agenda for action. The November 6th meeting will be a public hearing at which testimony will
be taken.
The Commission took a break at 8: 05 p.m. The meeting reconvened at 8: lOp .m.
PUBLIC HEARING:
CONDITIONAL USE PERMIT - CUP 01~10 - SERENITY HOUSE. 2321 West
Eighteenth Street: Request for a conditional use permit to allow a social service
agency providing 24-hour care for a 50 - 70 resident emergency single adult shelter
in the RMD, Residential Medium Density zone. (*Note: This item is dependent on
the action of a pending rezone request (Item #2) on the agenda.)
Commissioner Hewins moved to waive reading of staWs report into the record at this time
until the pending rezone application has been acted upon by Council. The motion was
seconded by Commissioner Philpott and passed 4 - O.
Because the item was advertised as a public hearing testimony was taken following opening of the
public hearing by Chair Nutter.
.
Dan Jacobs, 26021/2 West 18th Street, Executive Director of Serenity House, stated that Serenity
House has been providing emergency shelter housing in the neighborhood since 1983. There is no
plamled change in that activity other than the needed significant upgrades to the current facility have
caused the need to relocate the use within the neighborhood. The Port has been a good landlord
during the past 18 years, however, the building needs to be replaced to continue to serve a human
Planning Commission Minutes
October 10,2001
Page 6
. occupancy and grant requirements specify that the grantee must own the property to which the grant
is being given. The Port is not able to sell the existing site.
Mr. Jacobs clarified that residents of the proposed emergency shelter would be staying a maximum
of 6 months in transitional housing. These would be residents who are working and are making
significant profess in becoming independent. He stated emphatically that no sexual abusers would
be allowed on the property. The applicant incorrectly stated that information. Only victims of
sexual abuse would be offered emergency shelter. The safety of the residents and surrounding
residential uses is utmost. The facility will provide shelter on a first come first serve basis and it
is true that persons who are housed do not necessarily have to be from Clallam County, local folks
will not be turned away. The occupancy of the existing facility at present is 65% working.
Commissioner Philpott asked if Serenity House currently owns the subject property to which Mr.
Jacobs responded in the affirmative.
Jeff Hedland, 2417 West 16th Street, has lived in the neighborhood for the past ten years. Serenity
House has been a good neighbor. He noted a concern with safety in that roadways in the area are
not fully improved.
.
Rebecca Delatorre, 2301 West lSlh Street, manages Fairchild Heights apartment complex located
adjacent to the subject property. She was at first concerned with the statement in the applicant's
application materials that sexual abusers would be housed at the proposed facility. As the applicant
has put this issue to rest with clarification that only victims of abuse would be permitted on the
property, she no longer has concerns. Serenity House has been a very good neighbor to the east of
Fairchild Heights. She also echoed earlier concerns regarding poor transportation corridor in area.
Dan Jacobs noted that development of the shelter facility will continue the improvements that other
new development has brought to the area including curb, gutter, and sidewalk. He clarified that
the proposal is not for 50 units, but will be a single large unit serving up to 50 men/women.
There being no further testimony, Commissioner Hewins moved to continue the public hearing
to November 14, 2001, pending the outcome of the City Council's deliberation regarding
rezone of the site. The motion was seconded by Commissioner Norton and passed 4 - O.
COMMUNICATIONS FROM THE PUBLIC
None.
STAFF REPORTS
.
Sue Roberds reported that she had attended the American Planning Association's Spokane
Conference on sustaining development.
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Planning Commission Minutes
October 10.2001
Page 7
REVISED PAGE OF MINUTES
REPORTS OF COMMISSION MEMBERS
Commissioner Norton asked when the Francis Street development would be completed.
Commissioner Hewins noted that he read an article in the paper regarding a Port of Port Angeles
meeting in which the relocation of the terminal Airport parking was discussed as a result of the need
for enhanced security efforts. Terminal parking has been relocated from near the terminal building
to the area south of the roadway which is unimproved. There was discussion that funds available
for improvement of the parking area are from the FAA. If that federal money is used,the Port would
not be able to charge for parking at that location for twenty years. It does not seem an appropriate
response or a good reason to avoid the City's requirements for improvement of parking areas. If
staff agrees, he asked that a letter be drafted stating the City's position to the Port in this regard. The
new area is difficult to maneuver travel items in and walk through and will be worse following the
first rain. The money has been allocated to them from the federal govemmentJbut they do not intend
to use it because they prefer to charge for parking.
Commissioner Nutter noted that on Saturday, October 6, 2001, at Hamilton Middle School
representatives of the City and County and members ofthe Olympic Discovery Trail providing input
to neighborhood residents regarding if the Trail could pass through the neighborhood. It seemed to
be a well received cooperative effort.
ADJOURNMENT
The meeting adjourned at 8:40 p.m.
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ad Colhns, Secretary
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PREPARED BY: S. Roberds