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HomeMy WebLinkAboutMinutes 11/14/1989 . . . PLANNING COMMISSION Port Angeles, Washington November 14, 1989 I CALL TO ORDER Chairman Cornell called the meeting to order at 7:03 P.M. II ROLL CALL Members Present: Jerry Glass, Jim Hulett, Larry Leonard, Jerry Cornell, Bob Philpott, Donna Davison. Members Absent: Richard Wight. Staff Present: Brad Collins. III SUSPENDED IV PUBLIC HEARINGS ZONING CODE AMENDMENTS - CBD, LI, M-2 Zoning Districts area-wide and map for Block 2, Tidelands West of Laurel street, Harbor Lease Area #PA87-0l. Review Oak Street property zoning district designation and changes in the permitted uses for LI and M-2 Districts. Mr. Glass stated a possible Appearance of Fairness Doctrine conflict, due to a letter written by himself and published in the newspaper. Although Mr. Glass stated he did not feel he should be disqualified, he chose to leave the meeting, and did so. Chairman Cornell gave a brief review of how the public hearing would be conducted and the results which might be reached, which could be: 1. Find that the M-2 Heavy Industrial Zoning is appropriate and do no more; 2. Decide to explore a rezone to another category, probably LI, Light Industrial, or CBD, Central Business District; 3. Decide to pursue changing the language of the CBD, LI, or M-2 District regulations so that uses of this property might better fit into one of those categories; 4. Decide to pursue establishing a new zoning designation, one that is not presently found in the Zoning Code; PLANNING COMMISSION November 14, 1989 Page 2 . 5. Direct staff to provide more study of the issue. Director Collins reviewed the Department Report. Cornell opened the public hearing. Chairman Ken Sweeney, Port of Port Angeles, 338 West First Street, representing the Port explained that he was present to give background information and information on what has been happening in recent months in meetings and public hearings before the Port Commission for the proposed property. Mr. Sweeney stated that it appears that the City's Comprehensive Plan says that the area could go either industrial or commercial. The city's Comprehensive Plan also says that industrial uses should be phased out one and one-half blocks deep on either side of Laurel Street, he said. . Mr. Sweeney illustrated with the use of an overhead projector (Figure 3.5.9 from the Port's Comprehensive Plan) the existing recommendations for the use of the property in question, bounded by Cherry Street on the west, Oak Street on the east, the waterfront on the North, and Front Street on the south. The recommendation in the Port's Plan calls for a commercial fishing center on the waterfront; secondly, the Plan calls for a barge berth west of Terminal #4; thirdly, cargo storage should occur on the uplands, halfway between Cherry and Oak; and fourth, a consolidated commercial fishing center should be built on the remaining one-half of the block to the west of Oak Street. Mr. Sweeney said in August, 1989, the Port held hearings for a proposal to change the existing Plan designation. The hearings occurred because various commercial interests came forward and indicated an interest in this particular property, specifically some motel chains; and secondly, the Harbor Resource Management Plan was completed, with recommendations other than those which were shown on the Port's Plan; namely, light industrial, commercial, retail, conference center, with the waterfront devoted to fish piers. The Port Commission scheduled public hearings to see if it was appropriate to change the designation of the areas. The hearings indicated a substantial support for changing the Plan designation for the area, but there was also a substantial indication of interest from people who are interested in keeping the area industrial. . Mr. Sweeney stated that the Port Commission scheduled a hearing, November 27, 1989, for a ferry terminal at this location. Mr. Sweeney illustrated, by use of the overhead projector, the ferry terminal proposal, and answered questions concerning the Harbor line location at this area, and its significance to shoreline development. PLANNING COMMISSION November 14, 1989 Page 3 . Jim Haguewood, 705 Christman Place, as representative of the Port Angeles Downtown Association, stated the Downtown Association is in favor of a change of zone for this property in order to allow commercial development at the site. Chairman Cornell asked Mr. Haguewood about the Downtown Association's concern for a buffer in the area. Mr. Haguewood stated he hoped a developer would provide a buffer in the development plan. He further stated he would consider any commercial development at the site to be a buffer to the rest of the Central Business District. Phil Vance, 592 Black Diamond Road, stated concern over the cost of traffic control measures which may be necessary for the site. Mr. Vance stated the Port had indicated a ferry could be a possible development at the site. Mr. Vance questioned if reversible lanes would be necessary for loading and off-loading for a ferry terminal. . Mr. Sweeney, Port Planner, stated there may have been some confusion over a presentation given by the Port Engineer concerning the ferry terminal area. Mr. Sweeney stated there would be no need for reversible lanes on City streets: that the ferry holding area could be reversible, but would be at the entryway only, and controlled on ferry property. Dick Niichel, 656 Black Diamond Road, urged the Commission to not limit the uses in zoning districts, but to allow more lesser impact uses in heavier use districts in order to leave options open for uses in those heavier districts. He stated he did not feel a change to a more restrictive zone would be appropriate for this site, because it could restrict the use of the property. . Randy Hansen, representing the International Longshoremen's Union #27, stated opposition to a zone change. Mr. Hansen said the Port of Port Angeles has the least amount of dry log storage in the state. An average for northwest log ports is 18.8 acres per berth, and Port Angeles has less than 3 acres per berth, and the amount of dry log storage capacity directly affects the abilities of the Port's operations. Mr. Hansen read from the 1986 TAMS report, prepared for the Port's Comprehensive Scheme of Harbor Improvements, indicating the Port suffers from a severe shortage of usable baCk-up land adj acent to the main terminal areas. The report further stated the greatest constraint to operations is the lack of sufficient area for buffer storage to off-load logs for machine transfer to Ship-side. Mr. Hansen requested retainage of our industrial land base for people who live and work in Clallam County. He also stated the City should look at other ports in our area - Aberdeen, Everett, Seattle, Tacoma - to PLANNING COMMISSION November 14, 1989 Page 4 . investigate how their waterfront land is used and zoned, and also to allow time to make a proper decision. Chick Leffingwell, 620 South Laurel street, asked whether a j oint use of the COHO Ferry Terminal had been considered. Chairman Cornell explained the ferry terminal was not the issue at the evening's meeting, but the appropriateness of the zoning at the site in question, the corner of Railroad Avenue and Oak street. Craig Whalley, 114 West Front street, urged a change for the site to commercial, if for no other reason than to create a buffer in the area. In response to a question from Commis- sioner Leonard as to an appropriate buffer use in the area, Mr. Whalley indicated the Commission may wish to create a new zone which would allow some characteristics of the Central Business District (CBD) but retain some control so buffering could be created. Possibly allowing the CBD to cover one-half of the proposed property and the remaining half be left as Light Industrial or some other use which would create a buffer, would be an appropriate action, he added. . Carole Boardman, Lindberg Road, urged the Commission to look at a rezone of the property to commercial, to even up the boundaries of the Central Business District eCBD) and to provide a commercial anchor for the west end of Downtown. Pat Downie, 331 East 11th street, urged the Commission to zone the property for Central Business District use. Mr. Downie stated the zoning should properly reflect the highest and best use of the property to allow opportunities which are compat- ible with the uses in the area. He said a look at the entire Harbor area would indicate that very little of the land is being set aside for commercial development~ most of the land is being used for industry. The Commission took a five-minute break at 8:30 P.M. The Commission reconvened at 8:35 P.M. Lorraine Ross, 418 East Front street, urged caution for the time being. Dan Miller, 228 West First street, representing the Downtown Association Development Committee, distributed letters from the Port Angeles Business Organizations encouraging a rezone to allow commercial activity in the area proposed. . Lisa Cochrun, 608 South Laurel Street, stated a rezone to CBD, Central Business District, would provide a broader range of options for the future. She further stated the city's Comprehensive Plan Goals and Policies support commercial use PLANNING COMMISSION November 14, 1989 Page 5 . at this location. Commercial use could be an economic anchor for this portion of Downtown, she said. Norleen Worden submitted petitions from citizens of Clallam County who want an "economically diverse Clallam County", requesting the waterfront property in question be rezoned to allow light industrial or commercial uses, and that the designated shoreline be moved to reflect the changes in the real shoreline as it now exists; also that a hotel/convention center be allowed at the location in question. There being no further public input, Chairman Cornell closed the public hearing. The Planning Commission discussed at considerable length moving the Harbor line at this location. Mr. Collins said the first issue should be a zoning issue; moving the Harbor line is not within the city's authority at this time. . Mr. Hulett asked Mr. Sweeney if the TAMS report, referred to in the public testimony portion of the hearing, had been used in developing the Port' s Comprehensive Plan. Mr. Sweeney indicated the document had been used and adopted by the Port. In response to questions from the Commission, Mr. Sweeney noted several actions proposed, and undertaken, by the Port over the past years, and projected into the next five to ten years, to create more storage area for logs on the waterfront. He said the Port may not have lost business over the restricted log storage area, but it was harder to compete for new business. However, the Port has been able to compete effectively with other ports, such as Grays Harbor, which is in prime competition with the Port of Port Angeles, he stated. There was discussion on the amount of land available for commercial and industrial uses in the City. Mr. Philpott suggested defining more uses in the M-2, Heavy Industrial Zone, to allow a broader diversity within the Zone. Ms. Davison suggested consideration of the Arterial Commercial District (ACD) designation, which allows some of the uses proposed tonight, and is a broader commercial district than the Central Business District (CBD). . There was continued discussion on buffering, the amount of industrial and commercial land available, the difference between Arterial Commercial (ACD) and Central Business District (CBD) designations and uses, as well as present uses of the site. . . . PLANNING COMMISSION November 14, 1989 Page 6 Following discussion, Ms. Davison moved to recommend that staff provide a report that the property be rezoned to Central Business District (CBD), and set a public hearing for December 13th at 7:00 P.M. Mr. Hulett seconded the motion, which passed 4 - 1, with Chairman Cornell voting "Nay". Chairman Cornell stated the reason for his opposition vote was he felt some buffering was needed between the CBD (Central Business District) and M-2, Heavy Industrial District. V COMMUNICATIONS FROM THE PUBLIC None. VI STAFF REPORTS Mr. Collins indicated the Commission would be considering both a Shoreline Permit for B.C. Stena Lines, and a rezone to CBD for the property (as discussed tonight) at the December 13, 1989, meeting. VII REPORTS OF COMMISSIONERS Mr. Hulett requested staff contact the Public Works Department about the need for a stop light at the Eighth and IICII Streets intersection. Mr. Leonard requested that an extension cord for the podium microphone and a directed light be provided for the greaseboard in the Council Chambers. VIII ADJOURNMENT The meeting adjourned at 11:20 P.M. .~ ins, Secretary PLAN.248 .br( ---r;; 1JLIf:- fi;~~tJh~ ~!~,~ /?-;ill/tJ / /!lflJ~e- III ~ ' A1eoD /] ).-fY;/ It I yC-e- * "7 C"" . C~,;r_1u~rROY1AL1b1 gAP ---nl()/1;\[;fr; ,1A(") <~.~re();'1. c / fI..u. ~- M 7;,"/'" I ~ 1,(,1, ~ \ h .4:-;' - ~tiot, ("."c.: 5 I JL,f0:y ;{l-p'fck \p;U/rlJ~ RA~ '~I -- . . 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