HomeMy WebLinkAboutMinutes 12/13/2000
.
'.
.
FORTANGELES
WAS H I N G TON, U. S. A.
PLANNING DEPARTMENT
AGENDA
PLANNING COMMISSION
321 East Fifth Street
December 13, 2000
I.
CALL TO ORDER
7 p.m.
II. ROLL CALL
III. APPROVAL OF MINUTES: Meeting of November 8, 2000.
IV. PUBLIC HEARINGS:
1.
SHORELINE SUBSTANTIAL DEVELOPMENT PERMIT - SMA 00-13-
RA YONIER. 700 North Ennis Street: A proposal to remove sludge at the floor of
a lagoon, excavate, grade, and dismantle the lagoon, and install monitoring wells
in conjunction with environmental clean up of a former pulp mill site.
2. CONDITIONAL USE PERMIT - CUP 00-10 - LEINAAR. 816 West 14th
Street: A proposal to establish an accessory residential unit on property located in
the RS-7, Residential Single Family zone.
3. PETITION FOR VACATION OF RIGHT-OF-WAY - STY 00-03 - PORT
ANGELES SCHOOL DISTRICT: Petition for vacation ofthe remaining right-
of-way known as the 8/10 Crossover located in Block 306, Townsite of Port
Angeles.
V.
COMMUNICATIONS FROM THE PUBLIC
VI.
STAFF REPORTS
VII.
REPORTS OF COMMISSION MEMBERS
VIII.
ADJOURNMENT
HAPPy HOLIDAYS
PLANNING COMMISSIONERS: Fred Hewins (Chair), Linda Nutter (Vice),Bob King,Fred Norton, Charles Schramm, Bob Philpott, Mary Craver
PLANNING STAFF: Brad Collins (planning Director), Sue Roberds (planning Specialist), Debra Barnes (Associate Planner)
.
MINUTES
PLANNING COMMISSION
Port Angeles, Washington 98362
December 13, 2000
7:00 p.m.
ROLL CALL
Members Present:
Bob Philpott, Linda Nutter, Fred Norton,
Bob King, Chuck Schramm,
Members Excused:
Fred Hewins, Mary Craver
Staff Present:
Brad Collins, Sue Roberds, Debra Barnes, Larry Dunbar
Public Present:
Jack Anderson, Jim Jones, Dana Dolloff, Darlene Schanfald,
Kathe Smith, Rich James, Tom Leinaar, Jeff Bohman, Gary
Gleason, Dave LeRoux
Vice Chair Nutter presided over the meeting in the absence of Chair Hewins.
. APPROVAL OF MINUTES
Commissioner Schramm moved to approve the November 8, 2000, meeting minutes as
presented. The motion was seconded by Commissioner King and passed 4 - 0 with
Commissioner Philpott abstaining due to absence at the meeting.
PUBLIC HEARINGS:
SHORELINE SUBSTANTIAL DEVELOPMENT PERMIT - SMA 00-13 -
RA YONIER, 700 North Ennis Street: A proposal to remove sludge at the floor of
a lagoon, excavate, grade, and dismantle the lagoon, and install monitoring wells in
conjunction with environmental clean up of a former pulp mill site.
Associate Planner Debra Barnes reviewed the Planning Department's staff report
recommending approval of the shoreline substantial development permit with conditions.
Vice Chair Nutter opened the public hearing.
.
Dana Doloff, 2953 Riverside Avenue, Jacksonville, Florida 22205, indicated that the
proposal is associated with the on-going environmental clean up of the mill site. The
proposed monitoring wells are a requirement of the environmental clean up. The Rayonier
administration is not enthused about the proposal that the Waterfront Trail area be improved
at this time due to the incomplete clean up of the site and the liability the access would
present. It is intended that the trail will be completed prior to the final clean up but he didn't
understand how that completion relates to the project under consideration. Rayonier's first
Planning Commission Minutes - December 13. 2000
pnge2
.
priority at this point is to maintain security on the site and to protect the integrity of the site
during the lengthy clean up activities.
Jack Anderson, Rayonier Environmental Engineering and Site Manager, stated that
Rayonier is committed to construct the remaining portion ofthe Waterfront Trail that will
extend along the mill's shoreline in the long tenn. It is possible that a temporary trail could
be constructed in the interim under special conditions. It is up to those interested in
developing the trail extension to put together a temporary trail proposal for Rayonier's
consideration. With regard to the shoreline proposal under consideration, the sludge material
is to be removed is non hazardous. The proposed monitoring wells are a requirement of the
environmental clean up ofthe mill.
Darlene Schanfald, Olympic Environmental Council, 36320' Brien Road, provided a
letter of support for the monitoring wells but did not support the sludge clean up and
removal. She requested that bonding be required for unanticipated activities that may occur
during the sludge removal process and noted that no contractor has been listed for the
activity.
.
Rich James, a ClaUam County Road Department employee, 223 East Fourth Street, stated
that the segment ofthe City's Waterfront Trail that would be developed adjacent to the mill's
shoreline upon completion of the mill clean up is a much needed connection that will
complete the trail connection to a distance five miles east of the Rayonier site. He provided
an overhead display ofthe existing trail system showing the subject area's connection to the
trail use. The City's Waterfront Trail connects to the Olympic Discovery Trail which
extends east of the City limits for a total of 20 miles of non motorized trail activity. It is
hoped that the trail, including that portion that is adjacent to the Rayonier Mill site will be
completed by September, 2001. The Trails Coalition group will work with Rayonier on
developing a plan for a temporary/permanent trail that passes through the one quarter mile
mill site. It is expected that the City will construct a solid wooden fence completely
surrounding the mill site along Ennis Creek and south to the entrance of the mill from Front
Street. A clean gravel base would be layed.
In response to a question from the Commission, Mr. James answered that he believes that
grant funds are available to the City to provide the fencing which he anticipated to cost
$50,000 or so.
Gary Gleason, 221 East Seventh Avenue, is a member of the City's Non Motorized
Advisory Committee. The committee members met with representatives of Rayonier and
are seeking the development of this vital link for completion of the regional non motorized
trail. There may be periods of time during the remaining years of clean up of the mill site
when the one quarter mile segment of the trail needs to be closed to public use but the
periods of use would more than make up for that inconvenience.
.
Jeff Bohman, 3753 Callyon Circle, President of the Peninsula Trails Coalition, expressed
enthusiasm for completion ofthe last link in the western segment of the Waterfront/Olympic
.
.
.
Planning Commission Minutes - December J 3. 2000
Page 3
Discovery Trail. The Trails Coalition is looking forward to working with Rayonier on the
proposal and will be putting together a plan to present to Rayonier and the City Council for
approval.
There being no further testimony, Vice Chair Nutter closed the public hearing.
Commissioner Schramm asked how improvement of the trail at this time relates to the
shoreline proposal under consideration.
Planner Barnes responded that the City's Shoreline Master Plan encourages public access to
shoreline areas. The Shoreline Substantial Development Permit that was issued for the initial
mill clean up included the proposal by the applicant to provide this segment of public trail
access. The subject shoreline permit application process is an opportunity to remind the
applicant of the need to complete the trail and to endeavor to set a timeline for that
construction. Such construction would require an approval of all parties for completion.
Mr. Anderson responded to a question from the Commission that it is intended to begin
sludge removal by early January, 2001.
In response to Commissioner Nutter, Planner Barnes stated that the Clallam County Health
Department is responsible for the sludge disposal at an approved landfill site.
Planning Director Collins noted that the Department of Ecology's representative has
indicated that the disposal can be accomplished within acceptable guidelines for such
activities.
Following continued discussion, Commissioner King moved to approve the shoreline
substantial development permit citing the following ten conditions, sixteen findings,
and five conclusions:
Conditions:
1. The project shall comply with the regulations of the City's Shoreline Master Program
specifically those of Chapters 4,5,6 and 7.
2.
The proposed project shall comply with all requirements of the Port Angeles Municipal Code
including environmentally sensitive area protection and clearing and grading requirements
set forth in Chapters 15.20 and 15.28. A detailed excavation plan shall be provided as a part
of the clearing and grading permit application and approved prior to any excavation of the
lagoon. A stormwater management plan shall also be provided and approved prior to any
excavation of the lagoon. Such plans shall incorporate best management practices, protect
water quality, provide details on re-vegetation, and shall also be approved by the Department
of Ecology.
3. Removal of sludge or berm materials shall be made in compliance with applicable state and
federal laws and shall be approved by Department of Ecology. Temporary storage of said
.
.
.
Planning Commission Minutes - December J 3, 1000
Page 4
materials shall be approved by Department of Ecology. Disposal of said materials shall be
made in compliance with applicable state and federal laws at a solid waste disposal site
approved to accept such materials. This shall include completion ofthe appropriate testing
required prior to disposal in accordance with the Department of Ecology.
4.
Excavation equipment used to remove the berm materials shall not be stationed on the beach
area in order to minimize shoreline disturbance.
5.
Prior to re-grading the lagoon area, any use of soils for re-grading shall be approved by the
Department of Ecology.
6.
The applicant shall obtain all other required permits of the State and/or other agencies with
jurisdiction regarding the proposed project including a Hydraulic Project Approval (HP A)
from the Department ofFish and Wildlifel and Olympic Air Pollution Control Authority.
7.
If the subject site has not be previously inventoried, evaluated, and reviewed to the
satisfaction of the Lower Elwha Klallam Tribe, the subject site shall be evaluated by a
cultural review team which shall include a professional archaeologist, a representative ofthe
Lower Elwha Klallam Tribel the site owner, and the City Planning Department. This team
shall determine the extent of excavation monitoring for the project during the permit review
process. As an alternative, the applicant may volunteer to have an approved archaeologist
on site during any excavation in lieu of a review by the aforementioned cultural team. If
during an excavation that by decision ofthe cultural review team occurs without an approved
archaeologist on-site, any phenomena of possible archaeological interest are uncovered, the
developer shall stop such work and provide for a site inspection and evaluation by a
professional archaeologist to ensure that all possible valuable archaeological data is properly
salvaged.
8. Monitoring well placement shall be accomplished that results in the least disturbance to
existing vegetation.
9. Approval of SMAOO-13 does not supercede other permit approvals and associated conditions
for the mill demolition, environmental assessments or remediation.
10. The existing riprap protecting the north side ofthe lagoon berm may remain in place on a
temporary basis if necessary to avoid the spreading or dilution of potential contaminants.
Iflefl: on a temporary basis, the riprap shall be removed upon approval of a separate shoreline
permit as a part of subsequent remediation of the site or prior to granting of future
development permits.
Findings:
Based on the information provided in the staff report dated December 13, 2000, for SMA 00-
13 (including all ofits attaclunents), comments and information presented during the public
hearing, the Planning Commission's discussion and deliberation, and subject to the above
listed conditions of approval, the City of Port Angeles Planning Commission hereby finds
that:
.
.
.
Planning Commission Minutes. December 13. 2000
Page 5
1.
The applicant, Rayonier, Inc.) applied for a Shoreline Substantial Development Permit on
October 10, 2000, and the application was determined complete on October 20,2000. The
proposal is another phase of the demolition work of the site. The application proposes: 1)
the installation of five to twelve groundwater monitoring wells, most of which would be
within the shoreline jurisdiction. The remainder of the wells will be placed in various
locations on the site which are not yet determined but will be outside the shoreline
jurisdiction. 2) the removal of the majority (approximately 25,000 cubic yards) of the
soiVgrave1 embankment materials of around the spent sulfite liquor (SSL) lagoon. The
majority of these materials will be exported from the site for re-use at the company landfill.
3) the removal of removal of approximately 400 cubic yards of sludge from the base of the
SSL lagoon for export and disposal at the company landfill. The work should be completed
in two phases. Phase I includes placement of some of the monitoring wells in addition to
removal of the berm. Phase II will include removal of the sludge and re-grading of the
lagoon area which will be completed within 12 months of permit approval.
2.
The monitoring wells are necessary for continued investigation and clean up activities at the
site. The wells will be used to conduct preliminary groundwater investigation in preparation
of soil sampling and possible remediation of the site prior to sale of the property and
subsequent redevelopment. The monitoring wells can each be described as having diameter
between 2 to 6-inches and a depth between 10 and 25 feet. Installation of the six wells
within the shoreline jurisdiction may require temporary equipment near the OHWM. The
approximate location of these well is shown on the site plan in Attachment A.
3. Dismantling ofthe SSL lagoon berm is also a part of the demolition activities of the site.
The lagoon is approximately 810 feet long and between 180-240 feet wide. The earthen
materials (fine sand, gravelly sand, and silty sand) that make up the IS-foot high berm
around the lagoon were imported to the site from the Mt. Pleasant landfill site many years
ago. The majority of the soil materials is proposed to be reused at the Mt. Pleasant as a part
of the closure ofthe landfill. Temporary storage or disposal of any materials at the landfill
requires a permit approval by Clallam County Environmental Health which is currently in
process and not yet issued. According to the applicant, disposal at other available sites is not
planned at this time. Some materials will remain for re-grading the site as well as for
shoreline protection. Riprap has also been placed at the base of the northern portion of the
berm when it was constructed. Some of the riprap materials are proposed to remain on the
site for the purposes of temporary shoreline protection from infrequent high wave action
during continued assessment and clean up of the site, and will temporarily remain in its
current location which is between 15 and 30 feet from the mean higher high water mark.
Approximately 1100 truck trips will be necessary to haul away these materials.
4.
Removal of the silt liner interior and non-hazardous sludge materials at the bottom of the
lagoon is also proposed. The bottom of the lagoon is approximately 2.5 feet below existing
elevation of the surrounding properties. These materials will be properly stored on site until
disposed of at the company landfill upon approval of the solid waste permit by Clallam
County Environmental Health. An estimated 18 vehicular trips will be made for this work.
The area will be re-graded to match adjacent elevations and to address stormwater runoff,
followed by seeding with natural vegetation.
Planning Commission MinuJes - December /3,2000
P(1ge6
.
.
.
5.
The subject site is currently undergoing demolition of the mill under previous shoreline
permit approvals, including SMA 97-02 and SMA 99~01 and their associated review and
determinations related to the State Environmental Policy Act. In the 1997 work plan for the
pulp mill demolition, Item I(B)(5) stated that removal of the SSL lagoon dike material will
be done. The proposed monitoring well placements are a result of the environmental
assessment currently underway.
6. The fanner Rayonier mill site is located at 700 N. Ennis Street in a portion of the northwest
quarter of Section 11, Township 30 North, Range 6 West Willamette Meridian. The site is
approximately 80 acres in size and is generally flat. The site consists of semi-natural beach,
deltaic materials (from Ennis Creek delta), and extensive fill and piling placement, including
the former Ennis Creek Estuary. It includes approximately 2400 feet of saltwater shoreline
generally bisected by Ennis Creek and a large dock. The shoreline at the OHWM is heavily
riprapped west of the Ennis Creek outfall. A gentle sloping beach with logs and beach grass
exists east of the creek along the SSL lagoon continuing southeasterly towards the bluff,
where a riprapped shoreline begins again. The site is bordered by 70-100 foot bluffs and
ravine walls to the south and residential uses. The proposal is located within the 1 DO-year
flood zone.
7.
At the base of the bluff on either side of the subject property, is the Olympic Discovery
Waterfront Trail which is proposed to connect through the Rayonier site at some future date.
In 1997, Rayonier granted to the City of Port Angeles their interest to the former railroad
right-of-way. In addition, Rayonier has granted an easement for the trail which is 20-feet
wide and at an unknown location. As agreed between the City of Port Angeles and Rayonier,
a permanent trail will cross the site to connect segments of the Olympic Discovery Trail.
The location for the trail will be determined after the assessment is complete and is subject
to several conditions including agreement by the future owner of the site. The recorded
easement also specifies that a temporary easement for a temporary trail may he granted at the
City's request upon a determination that the trail would not be impacted by remediation
efforts.
Rayonier hosted a meeting with Peninsula Trail Coalition members and staff of the Dept. of
Ecology and City of Port Angeles at the project site on December 12, 2000, in order to begin
discussions on possible temporary trail locations across the former mill site. The meeting
concluded with the expectations that these discussions would continue between the groups.
8.
In 1997 a shoreline substantial development permit was issued for demolition of the mill
structure (SMA97-02). This permit approval was conditioned to require a complete
environmental assessment and subsequent shoreline permit approval for the remediation or
clean up of the site after the demolition work, as determined necessary. In addition, a
shoreline substantial development permit was issued for sunken log salvage and removal of
pilings, a storm buoy and some armoring rock in 1999 under SMA 99-01. The associated
State Environmental Policy Act Mitigated Determinations of Nonsignificance on the above
permits are #730, 825, and 829 included conditions of environmental site and voluntary
remediation, inspections, demolition and hazardous waste management plans, monitoring,
best management practices to meet water quality standards, and appropriate oversight,
inspections and notification to applicable agencies.
Planning Commission Minutes - December 13, 2000
Page 7
.
9.
The proposal has been reviewed for consistency with the Port Angeles Shoreline Master
Program. Because the proposal is associated with hazardous waste clean-u, the activity is
considered to be a pennitted use under Chapter 4. The relevant policies that pertain to the
proposal include: Chapter 4, Policies B-1, C-l and 4, D-l, E-1 and 2, F-l, 2, and 4-8, H-I-4,
J 1, K-I-4, andN-l and 2, Chapter 5, Policies E-1, 5, 6 and 8, Chapter 6 Policy E-l, Chapter
7 Policies B 1,2, 4, 5, and D 1-5 and all associated regulations.
10. According to Chapter 6 of the City of Port Angeles Shoreline Management Plan, waste
disposal, except clean soils and clean dredge spoils, is prohibited within shoreline
jurisdiction. Temporary storage of waste is allowed, provided any hazardous materials
stockpiled during cleanup operations shall be removed from the shoreline area as soon as
excavation is completed.
11. The subject site is identified as a locally unique beach and coastal drift process area and is
therefore subject to the City's Environmentally Sensitive Areas (ESA) Ordinance, Chapter
15.20 PAMC and its regulations. The proposed excavation within an environmentally
sensitive area requires a clearing and grading permit approval under Chapter 15.28 PAMC
and is subject to its regulations. Therefore, an ESA and Clearing and grading permit
approval is required for this proposal.
.
12.
A Determination of Non-Significance was issued by the City of Port Angeles SEP A
Responsible Official for the proposal on December 4,2000. (#934)
13. The application and hearing process was advertised in accordance with the legal
requirements of the City of Port Angeles and the State of Washington.
14. The Port Angeles Comprehensive Plan, and Zoning Ordinance have been reviewed with
respect to this application.
15. The site is designated Industrial in the City's Comprehensive Plan, Industrial, Heavy in the
City's Zoning Ordinance under PAMC 17.34, and Urban-Harbor in the City's Shoreline
Master Program.
16. The following agencies, tribes and/or organizations were given notice of the application and
its public comment period: Washington State Department ofFish and Wildlife; Washington
State Department of Ecology; and Lower Elwha Tribal Council. No written comments have
been received during the written comment period which concluded November 20, 2000.
Conclusions
.
Based on the infonnation provided in the staffreport dated December 13,2000 for SMA 00-
13 including all of its attachments, comments and infonnation presented during the public
hearing, the Planning Commission's discussion and deliberation, the above listed findings,
and subject to the above listed conditions of approval, the City of Port Angeles Planning
Commission hereby concludes that:
.
.
.
Planning Commission Minutes - December J 3. 2000
Page 8
A.
As conditioned, the proposed project is consistent with the City's Comprehensive
Plan, specifically, Land Use Element Policies A-2 and H-4, Conservation Element
Policies B-1, D-7 and D-8, Economic Goal B, and also the City's Zoning Code
Industrial, Heavy zone under PAMC 17.34.
B. As conditioned, the proposal is consistent with the City's Shoreline Master Program
Chapter 4, Policies B-1, C-1 and 4, D-I, E-I and 2, F-I, 2, and 4-8, H-I-4, J I, K-I-4,
and N-I and 2, Chapter 5, Policies E-I, 5,6 and 8, Chapter 6 Policy E-I, Chapter 7
Policies B 1,2, 4, 5, and D 1-5 and all associated regulations.
C. As conditioned, the project will not be detrimental to the shoreline.
D. As proposed, the project will not interfere with public access to the shoreline.
E. As conditioned, the proposed project will not interfere with public use of lands or
waters subject to the public trust doctrine.
Commissioner Norton seconded the motion which passed unanimously.
The Commission took a break at 8:20 p.m. The meeting reconvened at 8:30 p.m.
CONDITIONAL USE PERMIT ~ CUP 00-10 - LEINAAR. 816 West 14th Street:
A proposal to establish an accessory residential unit on property located in the RS-7,
Residential Single Family zone.
Associate Planner Debra Barnes reviewed the Planning Department's staff report and
responded to questions regarding on-site required parking. She noted that the proposal
involves the demolition of several small accessory structures currently on the property to
allow for placement of the accessory residential unit as proposed. Monitoring of the
proposed development will occur through the building permit process. Vice Chair Nutter
opened the public hearing.
Tom Leinaar, 816 West Fourteenth Street, agreed with staff's report and indicated that
the intended occupants ofthe accessory residential unit are his elderly parents.
There being no further comments, Vice Chair Nutter closed the public hearing.
Commissioner King moved to approve the conditional use permit citing the following
three conditions, ten findings, and four conclusions:
Conditions:
1.
The proposal shall meet the definition of an accessory residential unit set forth by
PAMe 17.08.010(B).
2. The total floor area of the accessory residential unit shall not exceed 50% of the floor
area of the main residence.
.
.
.
Planning Commission Minutes - December J 3, 2000
Pnge9
3.
Two (2) parking spaces shall be provided for the accessory residential unit. This is
in addition to the two spaces required for the existing residence.
Findings:
Based on the information provided in the Planning Department Staff Report for CUP 00-10
dated December 13, including all information in the public record file, comments and
testimony presented during the public hearing, the Planning Commission discussion and
deliberation, and the above listed condition of approval, the City of Port Angeles Planning
Commission hereby finds that:
1. The applicant, Thomas Leinaar, submitted a Conditional Use Permit application to
the City on October 30, 2000. A Determination of Completeness was made on
October 31, 2000. The associated public comment period ended on November 17,
2000, with no written comments received.
2. The application is to develop an accessory residential unit on a RS-7, Residential
Single Family, zoned property. The existing residential unit contains approximately
1488 square feet in total floor area.
3.
Section 17.08.010B of the Port Angeles Municipal Code defines an accessory
residential unit as a dwelling unit which:
A) is incidental to a detached single family residence,
B) is subordinate in space (i.e., fifty percent or less space than the single family
residential use),
C) is located on the same zoning lot as the single family residence, and
D) is served by separate water and electrical services, in addition to a separate
address. "
4. Section 17.08.025(J) ofthe Port Angeles Municipal Code defines a dwelling unit as
"one or more rooms which are arranged, designed or used as living quarters for one
family only. Individual bathrooms are not necessarily provided, but complete single
kitchen facilities, permanently installed, shall always be included for each dwelling
uni t."
5.
Section 310.7.1 of the 1997 Uniform Building Code states that an Efficiency
Dwelling Unit "...shall have a living room of not less than 220 square feet of
superficial floor area. An additional 1 00 square feet of superficial floor area shall be
provided for each occupant of such unit in excess of two."
6. A Determination of Non-Significance (DNS #935) was issued for this proposal on
December 4, 2000.
.
.
.
Planning Commission Minules - December J 3. 2000
Page /0
7.
The site is designated by the Comprehensive Plan as Low Density Residential.
8. Existing land uses adjacent to the subject site are single family residences
9. The City's Parking Ordinance requires parking spaces to be a minimum of 8.5 by 18
feet in length and that two off-street parking spaces be provided for each unit of a
single, two, or three family structure.
10. The Comprehensive Plan's Land Use Element Policies A2 and Cl, Housing Element
Policies A6 and B6 are directly relevant to the proposed project.
Conclusions:
Based on the information provided in the Planning Department Staff Report for CUP 00-10
dated December 13, 2000, including all of the information in the public record file,
comments, and testimony presented during the public hearing, the Planning Commission's
discussion and deliberation, and the above listed condition of approval and the above listed
findings, the City of Port Angeles Planning Commission hereby concludes that:
A.
As conditioned, the proposal is consistent with the intent of the Comprehensive
Plan's Low Density Residential Land Use Designation, the Comprehensive Plan's
Land Use Element Policies A2 and Cl, Housing Element Policies A6 and B6.
B. As conditioned, the proposal is consistent with the definition of accessory dwelling
unit under PAMC 17.08.1lO(B), the purpose of the RS7 zone, as well as design and
performance standards, as specified in 17.10 PAMC.
C. As conditioned, the proposal is consistent with the requirements for approval of a
conditional use permit as specified in P AMC 17.96.050.
D. As conditioned, the proposed project is in the public use and interest.
The motion was seconded by Commissioner Norton and passed 5 - o.
PETITION FOR VACATION OF RIGHT-OF-WAY - STY 00-03 - PORT
ANGELES SCHOOL DISTRICT: Petition for vacation of the remaining right-of-
way mown as the 8/10 Crossover located in Block 306, Townsite of Port Angeles.
Planning Specialist Sue Roberds presented the Planning Department's staff report
recommending approval of the vacation of right-of-way as petitioned. Vice Chair Nutter
opened the public hearing.
Jim Jones, Jr., 2106 Seabreeze Place, represented the Port Angeles School District. Mr.
Jones stated that the School District has partnered with the North Peninsula Building
Association (NPBA) in providing property for home sites to be constructed through a
classroom program at the Port Angeles High School and Skill Center which teaches students
homebuilding skills. The project may be the first of its kind in the nation. The subject
Planning Commission Minutes - December J 3. 2000
Page J J
.
property abuts School District property. Vacation of the right-of-way would allow the
development of five residential lots that are presently encumbered with the right-of-way.
Planning Director Collins commended the NPBA and the School District on the invention
of such a worthwhile project.
.
In response to Commissioner Schramm, Mr. Jones answered that the program is similar to
past programs where schools work in partnership with a service group, such as Kiwanis. In
the past, sponsors own a property and pay for the cost of materials with the labor/ training
being supplied by volunteers and students from the high school but when the residences are
then sold, they are sold as a club fund raiser. The NPBA program is much more
comprehensive. The School District or perhaps, in the future, the City, will provide available
properties with the North Peninsula Building Association and its members providing
supervision and pertinent skills necessary in the construction industry. Experience in design
development including drawing, engineering, clearing and grading, utility construction, and
landscaping will be taught. Many levels of education will be involved from the High
School's technical drafting students to horticultural students. Participants are not typical
high school age students but are also adults from the School District's Skill Center who will
be taught a new or improved trade. All proceeds will be returned to the program to
perpetuate this type ofleaming environment and affordable housing opportunity for several
years to come. The NPBA program is strictly a teaching opportunity to teach the art of
building from the very beginning to marketing a finished product. The School District is
proud to sponsor the NPBA program. He thanked the City administration for support in the
efforts as well.
There being no further testimony, Vice Chair Nutter closed the public hearing.
Speaking as a retired building official, Commissioner Norton lamented the loss of such
apprenticeship programs over the past 20 years or so where instruction in such a valuable
trade has not been available. Really qualified artisans are taught by those who have learned
the trade.
Commissioner King moved to recommend that the City Council approve the petition
for right-of-way vacation, STY 0-03, citing the following 14 findings and 5 conclusions:
Findings:
1. A petition for vacation of right-of-way was submitted by the Port Angeles School
District on November 1, 2000.
2.
The proposed street vacation is for the remaining portion of what is known as the
8/10 Crossover described as being a portion of Lots 13 - 20, Block 306, Townsite of
Port Angeles. No portion of the unimproved 9/10 alley is included in this proposed
street vacation.
.
3. Lots 13 - 14 have been developed as a single building lot which is developed as a
single-family residence. Lot 13 contains a portion of the Crossover right-of-way
.
.
.
Planning Commission Minutes - December 13, 2000
Page 12
along the southeastern frontage. Lot 14 is entirely fronted by the right-of-way. The
proposed vacation would clear title to this property for the owners, Mr. and Mrs.
Charles Grant.
4.
Lots 15 - 20 are owned by the Port Angeles School District. The Port Angeles
School District has partnered with the North Peninsula Building Association (NPBA)
and intends to construct five single family residential homes on Lots 15 - 20 through
the Future Builder's Training Program offered at the Port Angeles High School. The
proposed vacation would allow the properties to be developed and placed on the
public tax rolls.
5.
The properties abutting the proposed street vacation are zoned Residential Single
Family (RS-7). The properties north of the 9/10 alley are zoned Residential High
Density (RHD) and Community Shopping District (CSD) with the RHO property
developed as a senior residential community know as Park View Villas. The CSD
property is currently undeveloped.
6.
No utilities are located in the right-of-way proposed for vacation.
7.
The City's Fire and Police Departments had no comment or concerns regarding the
proposed street vacation.
8.
Tenth Street, "I" Street, and Eighth Streets are identified as arterial streets on the
City's Circulation Plan Map.
9. The properties south of Tenth Street are zoned and developed as RS-7 Residential
Single Family.
10. The vacating of a street is categorically exempt from a SEP A threshold detennination
per Section 197-11-800 (2) (h) of the Washington Administrative Code.
11. The proposed street vacation was reviewed for consistency with the Port Angeles
Comprehensive Plan.
12. The site was posted and notice of the action was published in the Peninsula Daily
News on November 26, 2000. No written comments were received during the
publication and posting period.
13. This action constitutes a recommendation to the City Council. The City Council has
scheduled a public hearing for consideration of the petition at its December 19, 2000,
regular meeting.
14.
The City Council set a hearing for consideration of the petition per 35.79 RCW at the
November 21, 2000, regular meeting by Resolution 14-00.
Conclusions:
.
.
.
Planning Commission Minutes - December 13. 2000
Page 13
A.
Current traffic circulation in the area will not be affected by this vacation. Future
development will access the area in the established pattern from nearby arterials.
B. The vacation ofthe proposed rights-of-way will not interfere with the public's health,
safety, or welfare.
C. Residential development patterns in the area south of Tenth Street will not change
as a result of the proposed street vacation.
D. The proposed street vacation is consistent with the Port Angeles Comprehensive
Plan. The following goals and policies were found to be the most relevant:
Economic Development Element Goal B, Policy 5; Housing Element Goals A and
B; and Land Use Element Policies B.2 and B.3.
E. Because the right-of-way is not needed nor intended for use as a public right-of-way
by the City, vacation of the property is in the public's interest as it will place the
property on the public tax rolls and allow residential development in a normal
manner.
The motion was seconded by Commissioner Norton and passed unanimously.
COMMUNICATIONS FROM THE PUBLIC
None.
ST AFF REPORTS
Planning Director Collins introduced Larry Dunbar, City of Port Angeles Power Resources
Manager, once again to the Commission. Larry provided a brief update as to the progress
being made toward putting a master telecommunications ordinance procedure for the City.
The ordinance will provide guidelines and regulations as to the use of City facilities, lease
holds, and land use issues involved in telecommunication facilities. A joint workshop with
the Port Angeles PA Works! Committee, the Utility Advisory Committee, and the Planning
Commission is scheduled for January 17,2001,3 p.m.
Sue Roberds, Planning Specialist indicated that a working draft of staff's first submittal of
a land use telecommunications ordinance will be made available to the Commission for
discussion purposes at the January 10, 2001, regular meeting. It is hoped that a public
hearing can be scheduled for consideration of a land use telecommunications ordinance for
February meetings.
Planning Director Collins informed the Commission members that Commissioner King had
submitted his resignation effective immediately due to his moving from the area. Staff
offered thanks for the many years of service that Commissioner King gave to the City both
as a Planing Commissioner and Board of Adjustment member. His expertise in the field of
public works has proven a real asset to the decisions of the Commission and he will be
missed.
.
.
.
Planning UJmmission Minutes - December 13. 2000
Page 14
REPORTS OF COMMISSION MEMBERS
Commissioner Schramm stated that a concern had been expressed to him regarding early
morning use of the main Hartnagel's Building Supply parking lot that was disruptive to
surrounding residential uses. It was noted that conditions for parking and related activities
associated with the Hartnagel's use was for the new parking lot that has not been
constructed. The existing use has no specific conditions with the exception of the City's
standard noise ordinance requirements.
In response to a Commission inquiry, Director Collins indicated that to his knowledge no
complaints have been received with regard to the Highland Courte drug treatment use.
ADJOURNMENT
The meeting adjourned at 9:45 p.m.
~~
rad Collins, Secretary
PREPARED BY: S. Roberds
· FORTAN-GELES
WAS H I N G TON, U. S. A.
PLEASE SIGN IN
PLANNING COMMISSION ATTENDANCE ROSTER
AND TESTIMONY SIGN-UP SHEET ,f)
Meeting Agenda O~. /.... ~ /;( (J()()
PLEASE NOTE: IF you plan to testify, by signature below, you certify that the testimony
given is troe 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.
.
:;:)'~r'~p~: .
<..
PA
~C
1 <g 362-
p. A,
I V J.. I? A Yo Nr([
$.~v DO'" 0:'
~