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HomeMy WebLinkAboutMinutes 10/24/2001 ;ol ~: ~~ . .. .W~ ,.wi . . FORTANGELES WAS H I N G TON, U. S. A. DEPARTMENT OF COMMUNITY DEVELOPMENT AGENDA PLANNING COMMISSION 321 East Fifth Street October 24, 2001 I. CALL TO ORDER 7 p.m. II. ROLL CALL III. APPROVAL OF MINUTES: Meeting of October 10,2001. IV. 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. (Continued from October 10,2001.) V. LONG RANGE PLANNING ITEMS: Neighborhood planning and long range planning scheule VI. COMMUNICATIONS FROM THE PUBLIC VII. STAFF REPORTS VIII. REPORTS OF COMMISSION MEMBERS IX. ADJOURNMENT PLANNING COMMISSIONERS: Linda Nutter (Chair), Chuck Schramm (Vice), Fred Hewins, Fred Norton, Bob Philpott, Mary Craver, Rick Porter PLANNING STAFF: Brad Collins, Planning Director;; Sue Roberds, Planning Specialist. . . . MINUTES PLANNING COMMISSION Port Angeles, Washington 98362 October 24, 2001 7:00 p.m. ROLL CALL Members Present: Bob Philpott, Fred Norton, Linda Nutter, Fred Hewins, Chuck Schramm, Rick Porter Members Excused: Mary Craver Staff Present: Brad Collins Public Present: Dan Jacobs, Ralph O~ens, Laurie Kross APPROVAL OF MINUTES Director Collins indicated that a revised page 7 is provided identifying comments made by Commissioner Hewins under "Reports of Commission Members" was submitted and should be considered as part ofthe minutes. Commissioner Philpott noted a typographical error on page 6 second paragraph third line correcting the word "profess" to be "progress". Commissioner Schramm commented on what appears to be a procedural error in the motion identified on page 5, fourth paragraph. It was decided to clarify the motion by the addition of the wording to read "Commissioner Hewins further moved to modify the initial motion to direct staff to prepare...". Commissioner Hewins asked that on page 4, fifth paragraph, the word "industrial" be added such that the last sentence reads "Furthermore, the entire street east beyond ... to serve current industrial uses in the area." Commissioner Hewins moved to approve the minutes as corrected including the additional testimony summary submitted by staff on page 7 and the additions and corrections noted previously by himself and Commissioners Philpott and Schramm. The motion was seconded by Commissioner Norton, and passed 4 - 0 with Commissioners Schramm and Porter abstaining due to absence at that meeting. CONTINUED 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. (Continued from October to, 2001.) Chair Nutter opened the continued public meeting. Commissioner Philpott stated that he wished to reconsider his previous vote to recommend denial of the rezone application and so moved. Planning Commission Minutes October U, 2001 Page 2 . Director Collins noted that a second is not needed on a motion for reconsideration but approval of the request by a two-thirds majority of those at the meeting is required. Those members who were not present during the original public meeting may act on the motion ifthey can verify that they have read the staff reports and minutes of the proceedings. . . Commissioners Schramm and Porter stated that they read the staff reports and minutes and are able to act on the issue. Commissioner Philpott restated that he would like to revisit the motion made by Commissioner Hewins at the October 10, 2001, regular meeting to recommend denial of rezone application REZ 01-05 to the City Council. Commissioners Norton, Philpott, Schramm, and Porter voted to reconsider with Commissioners Hewins and Nutter voting against reconsideration. Director Collins noted that he had prepared a supplemental staff report to accompany the findings and conclusions that the Commission directed be drafted following the October 10, 2001 meeting. That supplemental staff report would not be read until after the action on reconsideration. Commissioner Hewins stated that the Commission's action should be based on the information prepared for the October 10, 2001, public hearing if the motion is for reconsideration of the action taken at that meeting including any additional discussion at this time. Commissioner Hewins elaborated that his reason in recommending denial of the proposed rezone was, and still would be, that the Commission must look at all uses that would be permitted under the proposed zone, including the most intensive, which could result from such a land use change. The subject location is on a roadway where new development has brought significant improvements to the north side of the right-of-way but no additional improvements are expected for the south side of the right-of-way at any time in the future. Significant transportation issues exist in the area particularly with the location of the industrial uses and industrial property to the south being accessed by Eighteenth Street. If intensified development is desired for the neighborhood, transportation issues must first be identified and a schedule for upgrade planned for the near future. Expansion of activities in the area should not be permitted without transportation improvements. The Port owns most of the property from Sixteenth Street to considerably west of the subject location and does not intend to develop that one-half of the roadway. The Port has stated that development proposals will include interior improvements and improvement to the access street is not intended. Those industrial uses heavily impact the access streets. Higher density development is inappropriate for the area without proper access to the area from the east all the way to the landfill. Eighteenth, 16th, "N" , "0" Streets are not fully developed and cannot support additional traffic. Although a need for higher density development is identified in town, this is not the appropriate location for such development under the existing circumstances. Following continued discussion involving Commissioners Schramm and Porter, Commissioner Hewins reiterated that if the City is interested in development of the subject area in medium density and industrial development, the City's Transportation Services and Facilities Plan (TSFP) needs to address the area as a priority for transportation improvements. . . . Planning Commission Minutes October 24, 2001 Page 3 Director Collins responded to Commissioner Norton that property development in the area will require standard improvements to the adjacent right-of-way area along frontage of the proposed development. In response to Commissioner Schramm, Director Collins stated that off-site improvements would need to be identified and would be required for redevelopment of the landfill property as a transfer facility ifthat change becomes a reality at time of development. Commissioner Nutter noted, in her capacity as a representative to the Non-Motorized Committee, that the committee identified the subject area as one where significant improvements are needed. Commissioner Philpott felt that by previously voting against the rezone proposal similar development on the west end would also be hindered by a precedent because most of the west side transportation system is substandard. Lengthy discussion continued regarding the need for transportation improvements in the subject area. It was agreed that additional medium density residential development in the area will result in an increase in traffic. Significant funding is not available for transportation improvements at this time. Development will bring improvement to the area on a case by case basis only, and conversion of the landfill use will result in a significant impact to the transportation situation in the future. Commissioners Schramm and Porter agreed that future changes to the landfill will bring more significant impact to the area than the proposed rezone. It was generally agreed that the area should be reviewed for future transportation improvements. Commissioner Hewins reiterated that it is not damage to Eighteenth Street that he is concerned about, it is the use of Eighteenth Street by children walking back and forth to school with no sidewalks and no width to the street that is of concern. Motorists are by and large using Eighteenth Street for industrial purposes or residential uses located along the north side of the street. The industrial development is there and with the push for infill of those industrial sites there is a real potential to increase traffic without addressing safety issues. The proposed rezone could potentially double the density of this subject property. These are serious safety issues. Without these issues being addressed, he could not vote for the rezone. There are other areas in town available for higher density development at this time where traffic issues are not so much of a concern. It was agreed that transportation deficiencies in the area pose a real safety issue and should definitely be addressed for transportation improvements. Following continued discussion, Commissioner Norton moved to recommend approval of the rezone application as proposed to the City Council citing the following 25 findings and 8 conclusions as follows in support of that recommendation: . . . Planning Commission Minwes October 24,2001 Page 4 Findings: 1. The applicant requests a change in the zoning map designation of a 4.31 acre rectangular parcel located north of 18th Street and the William R. Fairchild International Airport from Residential, Single Family (RS-9) to Residential, Medium Density (RMD). 2. The proposal consists of two lots that are 188,074.28 square feet in size and undeveloped at this time. 3. The site is located in the Northwest Planning Area of the City, and the Northwest Planning Area has the largest segment of undeveloped residential land in the City. 4. The Comprehensive Plan Land Use Map designates the area as a margin between Low Density Residential (LDR) and Medium Density Residential (MDR). 5. The properties to the east of the subject site are designated, zoned, and developed for medium density multiple family residential uses, including Serenity House family housing. 6. The properties to the west and north ofthe subject site are designated, zoned, but sparsely developed for low density single family residential uses. 7. The properties to the south across 18th Street are designated, zoned, and developed for industrial uses as the William R. Fairchild International Airport and industrial park. 8. The Comprehensive Plan has been reviewed with respect to the proposed rezone, and the most relevant are as follows: Growth Management Element Goal A, Land Use Element Goal A, Policies Al and A2, Objective AI, Goal B, Goal C, Policies C.1-C.4, Transportation Element Goal A, Goal B, Policies B.9~B.1O, Objective B.8, Housing Element Goal A, Policies A.1 and A7, Goal B, Policies B.1, 8.2, 8.6, 8.9, Objectives 8.1 and B,2, Capital Facilities Element Goal A, Policies AI-A.3, A.6, A.9, A13, Goal B, Policies B.1-8.2. 9. The subject site is served by 181h Street, which is a designated arterial that is only partially improved with sidewalks serving the multi-family housing developments east of the subject property . 10. Clallam Transit provides bus service along 18th Street with bus stops in the near vicinity. 11. Because the applicant has another nearby location where Serenity House provides other housing and social services, there are already existing services which may be utilized. 12. The location adjacent to the airport is a concern due to potential noise conflicts with residential activities. 13. Multiple family housing may be constructed with greater soundproofing as a normal part of its design. Planning Commission Minutes October 24. 2001 Page 5 . 14. Transitional housing for the homeless is a special housing need that is given specific attention in the Comprehensive Plan but requires a conditional use permit in the Zoning Code. 15. The 18th Street district has all the conditions available for this special housing need in place such as public transit, an arterial street, vacant affordable land, and a non-profit service provider. 16. A residential neighborhood is not established along 18th Sf., since the area is still in the process of being developed with a mix of housing types and densities. 17. The purpose of the RMD zone is to allow for a mix of single family, duplexes, and apartments at a density of greater than single family neighborhoods but less than the RHO zone. 18. If approved to RMD zoning, a total of 53 dwelling units compared to 20 dweIling units under RS-9 zoning could be permitted on the 188,074.28 square feet of area. 19. Per Port Angeles Municipal Code 17.96.100, "In determining if an amendment to these regulations is needed, the City Council shall give due consideration to the proper relationship of such amendment to the Comprehensive Plan and the entire Zoning Regulations; it being the intent to retain the integrity and validity of the zones herein described and to avoid any isolated spot zoning changes in the Zoning Map." . 20. In 1995, the lower density residential zoning comprised approximately 46% of the total land base within the City limits, as compared to 4% of the higher density residential zoning. Based on this analysis the Zoning Map was changed to add 139 acres of mostly buildable Medium Density Residential (RMD) zoning to the available acreage and to subtract the same 139 acres from RS-9 Residential Single Family. This additional RMD zoned land increase the higher density residential acreage from 4 to 6.3% and similarly decreased the lower density residential acreage from 46 to 43.6%. Annexations to the City since 1995 have added more RS-9 zoned lands to the total. Considering only the vacant buildable lands (approximately 400 acres ofRS to 100 acres ofRMD), the availability of land remains in favor of lower density residential zones by about a 4 to I ratio. 21. There have been minimal changes in the City's development trends or patterns in the second half of the decade of the 1990's. The ClaIIam County Housing Needs Assessment (1999) indicated that there were 1,878 multi-family rental units in 1998. According to the Washington State Office of Financial Management, the City's April 2000, official population estimates were based on 78% single family and 22% multi-family housing units with a declining household size. The trend in single family and multi-family housing percentages in other communities also indicates increasing needs for multi-family zoned land. . 22. The Public Works and Fire Departments and the Building Division have made no comments on the proposed rezone. . . Planning Commission Minutes October 24.2001 Page 6 23. The City's State Environmental Policy Act Responsible Official adopted the Environmental Impact Statement, Addendum, and Supplemental EIS issued for the City of Port Angeles Comprehensive Plan adopted in 1993-1995 and issued a Determination of Non Significance for the proposal per WAC 197-11-355 on October 9,2001. There are no environmentally sensitive areas located on or adjacent to the subject property. Subsequent development of the properties would require compliance with various chapters of the Port Angeles Municipal Code, as it applies. 24. Public Notice was given on September 19, 200 I, identifying a written comment deadline of October 3, 2001, for consideration in the staff report and the Planning Commission recommendation and a public hearing date of November 6, 2001, on the proposed rezone before the City Council when oral testimony will be taken. The staff received two inquiries from nearby residents during the public comment period but no written comments by October 3, 2001. 25. This site specific rezone application is limited to one "open record" public hearing before the City Council. The meeting before the Planning Commission is not a public hearing, and oral public testimony cannot be taken. According to R.C.W. 36.70B, Local Project Review ("The Regulatory Refonn Act"), the Planning Commission shall hold a public meeting, which may include an informal hearing, and make a recommendation to the City Council. The recommendation is to be based solely on the infonnation contained in the official file which includes any written public testimony that was received by October 3, 2001. Conclusions: 1. The application is for a rezone only which addresses all potential land uses allowed within that zone and not approval for any specific, subsequent development that may be an allowed land use according to the Zoning Code. 2. The map's land use designations are intended to show areas where general land use types are allowed. The area between land use designations should be considered an imprecise margin in order to provide flexibility in determining the boundary of such areas. When determining appropriate zoning designations for an area near a margin, the goals, policies, and objectives of the Land Use Element should take precedence. Therefore, in this case where the Comp Plan Land Use Map is not clear, analysis of the rezone must specifically rely on the most relevant Camp Plan goals, policies, and objectives. 3. Rezone REZ 01-05 for Serenity House is consistent with the City's Comprehensive Plan Growth Management, Land Use, and Housing Elements as described in Finding #8. . 4. The Camp Plan accepts that districts may be composed primarily of residential uses of a uniform density and that a healthy, viable district should be composed of residential uses of varying densities which may be augmented by subordinate and compatible uses. Since the surrounding existing development includes airport/industrial and multiple family land uses as well as single family residential uses, 18th Street is a district within the Northwest Planning Area of the City. . . . Planning Commission Minutes October 24. 2001 Page 7 5. The City should ensure that the supply of land will be sufficient for all housing needs including the provision of transitional and temporary housing for the homeless and/or displaced families. 6. The City's action on Rezone REZ 01-05 is consistent with the established procedures for amending the Zoning Code as specified in P AMC 17.96.100. 7. The need for multi-family housing has been identified and can be seen as a transitional use between more intensive uses such as airportJindustrial and less intensive low density residential land uses. Based on these needs for additional multi-family zoned land in the City of Port Angeles, the proposed rezone is found to be beneficial for the community as a whole and compatible with the desired urban design ofthe City. 8. Rezone REZ 01-05 is in the public use and interest and would increase the availability of land for multi-family housing and possibly for special needs transitional housing in the City. Commissioner Philpott seconded the motion. The Commissioners as a whole asked that the City Council and the Public Works/Utilities Department look seriously at the transportation issues in the area and fonnulate a positive course of action in addressing the issues in the near future. Commissioner Norton moved to amend Findings No.8 and 9 to identify that transportation facilities in the area are not adequate. The amendment is as follows: 8. The Comprehensive Plan has been reviewed with respect to the proposed rezone, and the most relevant are as follows: Growth Management Element Goal A, Land Use Element Goal A, Policies A.l and A.2, Objective A.l, Goal B, Goal C, Policies C.l-C.4, Transportation Element Goal A. Goal B. Policies 8.9-8.10. Objective 8.8. Housing Element Goal A, Policies A.l and A.7, Goal B, Policies B.l, B.2, B.6, 8.9, Objectives B.1 and B.2, Capital Facilities Element Goal A. Policies A.l-A.3. A.6, A.9. A.U. Goal 8. Policies 8.1-8.2. 9. The subj ect site is served by 18th Street, which is a designated arterial that is serving the neighborhood '.veIl incltlding only partially improved with sidewalks serving the multi- family housing developments east of the subject property. Commissioner Philpott agreed to the amendment. The vote on the amendment passed 6 - o. The vote on the original motion theD was called for and passed 4 - 2 with Commissioners Nutter and Hewins voting in the negative due to reasons previously elaborated upon. . . . Planning Commission Minutes October 24,2001 Page 8 Chair Nutter called for a 5-minute break. LONG RANGE PLANNING ITEMS: Neighborhood planning and long range planning schedule COMMUNICATIONS FROM THE PUBLIC None. STAFF REPORTS REPORTS OF COMMISSION MEMBERS None ADJOURNMENT The meeting adjourned at 9:45 p.m. ~J.~ Brad Collins, Secretary ~~t~D PREPARED BY: S, Roberds . · ~ORTANGELES WAS H I N G TON, U. S. A. PLANNING COMMISSION ATTENDANCE ROSTER AND TESTIMONY SIGN-UP SHEET Meeting Agenda of: If) /V-r/O 1 r PLEASE NOTE: IE you plan to testify, by 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 - it only acknowledges your presence. ./! NAME: ADDRESS: Agenda Item No. ~/JA' tPtN~5 t~/%i/'p ~- ( ~V A- r l aA1 r'k. /. fl~ t7 2 '),0/ v.I. /81~. .)1(ee.Y7J lIM~J SM UI~Wl :Ii! ~r J~ (17. t(.j'D~t; /1 ~/tf'n ,.fv j I r ~ ~tJ~e I .