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HomeMy WebLinkAboutMinutes 10/10/2012 MINUTES PLANNING COMMISSION Port Angeles, Washington 98362 October 10, 2012 6:00 p.m. ROLL CALL Members Present: David Miller, Duane Morris, Scott Headrick, John Matthews, Tim Boyle, Thom Davis Members Absent: Doc Reiss Staff Present: Sue Roberds, Scott Johns, Heidi Greenwood, Roberta Korcz Public Present: Tom Curry PLEDGE OF ALLEGIANCE Chair Miller opened the regular meeting at 6:00 p.m. and led the Pledge of Allegiance. APPROVAL OF MINUTES Commissioner Morris moved to approve the September 26, 2012, regular meeting minutes as presented. The motion was seconded by Commissioner Davis and passed 4—0 with Commissioners Matthews and Boyle abstaining due to absence at the meeting. PUBLIC HEARING: CONDITIONAL USE PERMIT—CUP 12-06—BARHOP BREWERY, 124 Railroad Avenue: Proposal to establish a micro brewery with inside eating area in the Central Business District. Chair Miller reviewed the quasi-judicial public hearing procedures for audience members and read Appearance of Fairness qualifying questions for Commission members. No concerns were noted by anyone with regard to either of these matters. Associate Planner Scott Johns reviewed the Department Report recommending approval of the conditional use permit with conditions. Commissioner Boyle noted that the proposed operational time period is confusing. Commissioner Matthews asked if the use would provide food service because it didn't appear to provide kitchen services and asked where employees and patrons would park as the site does not provide off street parking and parking in the area is mainly private. Planner Johns believed that State law requires that some food service be available as a use that serves alcohol but suggested that the applicant respond to that question. The site is located in the Planning Commission Alinutes October 10,2012 Page 2 City's Parking Business Improvement Area where parking is shared. It is believed that employees would need to obtain parking permits to use shared lots for long periods of time or purchase parking from either of the two adjacent private parking lots. Some on street parking is provided in the area but it is not intended that that parking be long term for employee use. In response to Chair Miller, Mr. Johns explained the flood zone designation for the area. Chair Miller opened the public hearing. Tom Curry, 1126 E. 7th Street responded to the earlier inquiry from Commissioner Matthews that some food would be provided but not meals so a commercial kitchen is not required for the type of use intended. The move to this location will allow him to serve his product more to the community than just preparing the product for shipment outside of the area. In response to Commissioner Boyle, Mr. Curry answered that business will close at 2 AM. Three (3hr) hour parking is available to the south of the site and the Budget parking site is available for employee parking so valuable on street parking will be available for non employees. There being no further testimony, Chair Miller closed the public hearing. Commissioner Boyle moved to approve the conditional use permit with the following conditions, findings, and conclusions: Conditions: 1. The applicant shall obtain all necessary permits from local and state agencies including the State Liquor Control Board and the Clallam County Health Department for the proposed use. An Industrial Users Permit shall be obtained from the City of Port Angeles Public Works and Utilities Department prior to commencement of the proposed brewing activity. 2. Modifications required by the City of Port Angeles Building Division and Fire Department shall be completed prior to occupancy. 3. If unanticipated adverse impacts are identified, the Planning Commission may apply additional conditions at that time. Findings: Based on the information provided in the Community Development Staff Report for CUP 12-06 dated October 10, 2012, 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 conditions of approval, the City of Port Angeles Planning Commission hereby finds that: I. Tom Curry submitted Conditional Use Permit application CUP 12-06 to allow the establishment of a microbrewery at 124 Railroad Avenue. Planning Commission Alinutcs 0cloher 10,2012 11agc 3 2. The proposed site is Tidelands West North 120 feet of Lot 6 and the North 120 feet of the east '/2 of Lot 7 of Block I and is owned by John and Evelyn Westrem TTES. 3. The site is zoned Central Business District. Zoning in the surrounding area is Central Business District. 4. The site is located in the City's Harbor Planning Area, and the Comprehensive Plan designates the site as Commercial. Adjacent designations are entirely commercial. Other development in the general vicinity includes commercial uses. Site access is from Railroad Avenue and the Front Street/Railroad Avenue Alley. 5. Micro breweries are listed as conditional uses in the Central Business District zone. 6. Site development includes an approximately 6,500 square foot warehouse structure located on the south side of Railroad Avenue. No changes are planned to the exterior of the structure. Interior remodel will result in the creation of an approximately 1,500 square foot production area where craft beer will be brewed and an approximately 1,500 square foot tasting room/food service area with the remainder of the structure being kitchen, restroom, storage and office area. 7. The site is located in the City' Downtown Parking Business Improvement Area (PBIA) where cooperative parking is provided. Every business in the PBIA is required to participate in the Improvement Area by yearly dues. The subject site has no area to provide off street parking. 8. Per Section 14.40 of the Port Angeles Municipal Code, business parking within the City is calculated at I space for each 125 square feet of usable area for food service use. Because the use is within the PBIA, no on-site parking is required. 9. Per 17.96.050 PAMC, the Planning Commission shall consider applications for uses requiring a conditional use permit as specified in the applicable Chapter of the Zoning Regulations. The Planning Commission may grant said permits which are consistent and compatible with the purpose of the zone in which the use is located, consistent with the Comprehensive Plan, and not contrary to the public use and interest. In each application the Planning Commission may impose whatever restrictions or conditions are considered essential to protect the public health, safety, welfare, and to prevent depreciation of neighboring property. The Planning Commission may refuse to issue a conditional use permit if the characteristics of the intended use would defeat the purpose of the City's zoning regulations. 10. Per 17.96.070(D) PAMC, the conditional use may become void after one year from the date of granting such permit if the use of the land or building or applying for necessary building permits has not taken place in accordance with the provision in granting said requests. If unanticipated adverse impacts are identified following commencement of the use, the Planning Commission may apply mitigating conditions at that time. A development that is approved through the conditional use permit process must remain in continual compliance with specific conditions of approval or may be revoked. 11. The City's Comprehensive Plan was reviewed for consistency with the proposal. Land Use Element Goal A and Policy A.2; Land Use Element Goal D, and Policy D.I; Tran,sportation Element Policy B.14 and B.16; were found to be most relevant to the proposal. Planning Commission Alinules October 10,2012 Page 4 12, Reviewing City Departmental comments were considered in the review of this application. The Public Works and Utilities Department will require a Minor Industrial Users permit for the discharge of waste into the City's utility system. The occupancy is classified as an F-2 per the Fire Department which does not require a sprinkler system. 13. Notification of the proposed action and conditional use permit application was placed in the Peninsula Daily News on September 14, 2012, posted on the site on September 12, 2012, and mailed to property owners within 300 feet of the subject property on July 13, 2012. Written public comment was accepted until September 12, 2012. No written comments were received during the public comment period. 14. A Determination of NonSignificance was issued for this proposed action on behalf of the City's SEPA Responsible Official on October 2, 2012, per WAC 197-11-355. This satisfies the City's responsibility under the State Environmental Policy Act (SEPA). 15. The site is located within the shoreline jurisdiction and within the 100-year flood zone. No site alterations are planned other than a change in occupancy and the proposed use is permitted within the shoreline jurisdiction and zone. 16. The Planning Commission opened a public hearing on the proposal at the October 10, 2012, regular meeting. Conclusions.- Based on the information provided in the Department of Community Development Staff Report for CUP 12-06 October 10, 2012, 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 conditions of approval and listed findings, the City of Port Angeles Planning Commission hereby concludes that: 1. The proposal is consistent with requirements for review and process of a conditional use permit as specified in PANIC 17.96.050. As conditioned, unforeseen negative issues will be corrected by the applicant. 2. The activity is similar to other uses permitted in the City's Central Business District zone. 3. As conditioned, the proposal will comply with all development standards including off street parking, for such the specific activity, furthers the goals and policies of the City's Comprehensive Plan, and provides commercial infill as expected in the City's commercial zone. As such, the proposed activity is in the public interest. 4. As conditioned, future site development shall be in accordance with established standards for properties that contain environmentally sensitive areas. Commissioner Matthews seconded the motion that passed 6—0. COMMUNICATIONS FROM THE PUBLIC None Planning('01nntissiol)Minutes October 10,2012 Page 5 STAFF REPORTS Final Facade and Signage Grant Applications Planning Manager Roberds referred to the memorandum from Assistant Planner Roberta Korez regarding the final three facade and signage grant applications being presented for review. The applications have been augmented somewhat by the applicants to contain additional information needed for approval. The three remaining grant applications being recommended for approval are to improve the fagade entryway and paint Serenity House ThriliStore 502 East First Street ($6,642.50); improve the.la(ade of 112 N. Lincoln Street owned by Independent Bible Church ($1,000); and add.floor area by extending the original fii(adefor the Next Door Gastropub ($9,020) in the CentralBusiness District. REPORTS OF COMMISSION MEMBERS Commissioner Davis noted that he would not be available for the October 24 meeting. ADJOURNMENT The meeting adjourned at 6:50 PM. '-'§ue Robe Secretary David Miller, Chair PREPARED BY: sroberds