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HomeMy WebLinkAboutPC Agenda Packet 2019-01-23 AGENDA PLANNING COMMISSION 321 East Fifth Street January 23, 2019 6:00 p.m. I. CALL TO ORDER II. ROLL CALL III. PUBLIC COMMENT IV. APPROVAL OF MINUTES Regular meeting of January 9, 2019 V. ACTION/DISCUSSION ITEMS/OTHER BUSINESS 1. 2019 Comprehensive Plan Amendment Draft Review: Capital Facilities and Land Use (Commercial and Industrial Sections) Elements VI. STAFF UPDATES VII. REPORTS OF COMMISSION MEMBERS MINUTES PLANNING COMMISSION City Council Chambers Port Angeles, Washington 98362 January 9, 2019 6:00 p.m. REGULAR MEETING PLEDGE OF ALLEGIANCE Chair Schwab opened the regular meeting at 6:00 p.m. ROLL CALL Commissioners Present: Pamela Hastings, Duane Morris, Andrew Schwab (Chair), Steven Hopkins (Vice-Chair), Amy Powell, Benjamin Stanley, Mel Messineo City Staff Present: Allyson Brekke (Director) Ben Braudrick (Assistant Planner) Public Present: John Ralston PUBLIC COMMENTS: None. Chair Schwab closed public comments APPROVAL OF MINUTES: Commissioner Messineo noted an error in the meeting end time. Commissioner Hopkins moved to accept the minutes from December 12, 2018 meeting with the suggested edits. Chair Schwab called for a vote. All were in approval. Chair Schwab moved the Staff Updates and Reports from Commissioners ahead of the Action Items on the Agenda. STAFF UPDATES Director Allyson Brekke updated the Commission on the proposed Multifamily Tax Exemption designation of exemption target areas and an ordinance creating the exemption that will be considered by the City Council a public hearing for the regular January 15, 2019 meeting. Assistant Planner Benjamin Braudrick provided a synopsis on the Façade Grant Program, including locations, history, and financing. He then provided a brief on definitions for the terms “conservation” and “preservation” based on State Revised Code of Washington and the Washington Administrative Code. REPORTS OF COMMISSION MEMBERS Commissioner Morris made the Commission aware of an article in the Peninsula Daily News that highlighted the public process for the 2019 Port Angeles Comprehensive Plan Amendment process. Commissioner Hopkins notified the Commission and Staff that he would likely be moving soon, which would make him ineligible to sit on the Planning Commission. Page 1 Planning Commission Minutes January 9, 2019 Page 2 Commissioner Stanley commended the Commission on its current effort to amend the Comprehensive Plan. He felt that through amendment process it has become clear that steps should be taken by the Commission to rewrite some Chapters that remain unclear or inadequate. He proposed providing a sample chapter to the City Council once the 2019 amendment process was complete. He was happy to hear about the multifamily tax exemption process, and thought the process needed to be multifaceted. He provided some examples of further efforts that could be taken. ACTION ITEMS 2019 Comprehensive Plan Amendment Draft Review – Conservation and Capital Facilities Elements: Commissioner Messineo gave an overview of her 2nd Draft changes to the Conservation Element’s second round of revisions based on the Commission’s feedback at the previous meeting. Discussion followed. The Commission accepted the changes. Commissioner Hastings gave an overview of her changes for the Capital Facilities Element. Discussion followed. Commissioner Hastings accepted changes by the Commission for her 2nd Draft. The Commission discussed changing the review schedule to also for an extra meeting focused on redundancy review. The following schedule was agreed upon: January 23rd: Land Use Element (Commercial and Industrial) – Ben Stanley February 13th: Land Use Element (Residential and Open Space) – Amy Powell February 27th: Parks and Recreation Element – Duane Morris Economic Development – Drew Schwab March 13th: GMA and Housing Elements – Full Commission March 27th: Redundancy Review By March 31st Comprehensive Plan amendment proposals are due from the Public April 10th: Redundancy Review / Presenting Draft to Planning Commission & consider additional amendments proposals By April 19th 60 day Notice of Intent to Adopt Amendment proposals due to Commerce April 24th: Planning Commission Public Hearing on Amendment (continued to May 8th) May 8th: Planning Commission Public Hearing on Amendment and Recommendation to Council ADJOURNMENT Commission made a motion to adjourn. The motion passed 6-0 all in favor. The meeting adjourned at 6:35 p.m. Ben Braudrick, Secretary Andrew Schwab, Chair PREPARED BY: Ben Braudrick, Secretary Page 2 Capital Facilities 8 For January Which part is the Capital Facilities Element and which is the Comprehensive Plan? Ben sent me a copy of the Capital Facilities Elements on 1/7/19…This is 5 pages of projects, each with a link to specific items on the Comprehensive Plan, which may need to be changed. The Capital Facilities Element is a six-year plan consisting of two parts. 1) The listing of goals and policies for providing urban services and planning Capital improvements 2) The Annual Capital Facilities Plan is adopted separately from the Comprehensive Plan and is included as an attachment. In the definition section, The Comprehensive Plan defines Urban Services, including the following, which should be available in an urban environment: Surface transportation Water Sewer facilities Storm water Solid waste Parks and recreation ¡Emergency services (police, fire and medical response) Public service buildings Public schools Regional facilities (libraries, corrections, and mass transit). The following goals and policies provide guidance on how these services and facilities should be provided. This includes the establishment of minimum levels of service standards for each service. The policies also call for the development of individual comprehensive service and facility plans which look in-depth at the current status of each service and the projected future demand for each service and which include a financial feasibility analysis of the costs of providing each service. Capital Facilities Goals & Policies 8 Goal G-8A To provide and maintain safe and financially feasible urban services and capital facilities at or above stated levels of service to all City Page 3 residents and the general public. [THIS IS VERY SIMILAR TO GOAL G-8B BUT B SPECIFIES STREETS AND UTILITIES, RATHER THAN SERVICES AND CAPITAL FACILITIES] If these remain two separate goals, policies relating to streets should be moved to G-8B Policies P-8A.01 Establish general level of service standards for each urban utility and service that will also be used to determine the impacts of development. P-8A.03 The City should develop individual comprehensive service and facility plans for the following capital facilities and/or services: 1) Transportation, including streets, and non-motorized (bikeways and pedestrian walkways), 2) Water system 3) Sanitary sewer system, 4) Electrical system, 5) Parks and recreation services 6) Emergency services (police, fire, and medical response). P-8A.08 Each comprehensive service and facility plan should be consistent with the Comprehensive Plan, the County-Wide Planning Policy and the State Growth Management Act P-8A.02 At a minimum, ensure the continuation of established level of service standards for all urban utilities and services to the extent and in the manner provided herein. P-8A.04 Cooperate with the appropriate private and/or public agencies to develop individual comprehensive service and facility plans for each of the following utilities and/or services: 1) Telecommunications, 2) Schools, 3) Transportation (air, marine and public transit), and 4) Solid waste collection and disposal. P-8A.05 Comprehensive service and facility plans should be consistent with the general level of service standards established in the Comprehensive Plan and should establish a detailed level of service standards which, at a minimum, meet all local, state and federal health and safety requirements. P-8A.06 Page 4 Each plan should include an inventory of current facilities, measurements of current and future service capacities, the determination of future service and facility improvements necessary to serve the twenty-year vision of the Comprehensive Plan Land Use Map, and a financial feasibility analysis P-8A.06 The comprehensive service and facility plan for streets and non-motorized facilities (bikeways, trails, and pedestrian walkways) should include specific actions and requirements for bringing into compliance any street facilities that fall below the required level of service, including demand management strategies which encourage reduced reliance on single-occupant vehicle trips and encourage use of alternate modes of transportation such as bicycles, walkways, and transit riding with incentive programs for and from local businesses. P-8A.07 The comprehensive service and facilities plan for streets, bikeways, and pedestrian walkways should include a future US 101 corridor to meet long- term local and regional transportation needs. (tie in with TRANSPORTATION) P-8A.09 Require concurrency at the time of development for the following utilities and services: 1) Paved streets, curbs, and sidewalks 2) Water service, 3) Sanitary sewer service, 4) Electrical service, 5) Solid waste collection, 6) Storm water management, 7) Telecommunications services 8) Emergency services (police, fire and emergency medical response). P-8A.10 (Doe this mean they must be completed within 6 years? Require the following services and facilities within six years from the time of development: Parks and recreation services and facilities and Transit system. P-8A.11 Should this be the Annual Capital Facilities Plan? Adopt an Annual Capital Facilities Plan consistent with the Comprehensive Plan and State Growth Management Act. The financing schedule may be corrected, updated, or modified without being considered as an amendment to the Comprehensive Plan, after a public hearing before the City Council. P-8A.14 Policy Reference TRANSPORTATION Adopt a Comprehensive Parks and Recreation Plan consistent with the Comprehensive Plan and the Growth Management Act as an Element of the Comprehensive Plan. P-8A.15 Policy Page 5 Require sidewalks be included in all development and redevelopment proposals where sidewalks do not exist at the time of application for development. Permeable materials are preferred for sidewalk construction where feasible. P-8A.16 Policy, Tie to TRANSPORTATION and Parks and Rec. Develop and implement an Urban Forestry Program to properly manage street trees, park trees, and forested environmentally sensitive areas located within the City. P-8A.17 Policy Tie to Transportation Create a unified, coherent design element for signage, street lighting, traffic control devices, and similar structures to be used throughout the City and specifically in the downtown area as a method for improved way finding and place identification for visitors and residents alike. P-8A.18 Consider climatic change impacts and adaptation strategies in planning and designing capital facilities. ADMINISTRATIVE ACTION P-8A.12 Policy Change to Administrative Action If projected funding fails for a capital project listed in the City’s approved Capital Facilities Plan and development permits have been issued reliant upon that capital project for concurrency, the City should take necessary actions to minimize further degradation of the impacted service or facility. This may include one or any combination of the following actions: 1) Reduce the level of service standard 2) Increase funding by increasing revenues 3) Reduce demand by revising the Comprehensive Plan Land Use Map and/or Zoning Map 40 Reduce demand by reducing consumption (i.e., conservation). P-8A.13 Administrative Action Where existing capital facilities are deficient, remove obstacles to economic development in the area with City participation through a New Improvements for Community Enhancement (N.I.C.E.) Neighborhoods Program. P-8A.19 Administrative Action Improve aesthetics of the community by removing abandoned infrastructure. GOAL: Very Similar to G-8A, except for focus on streets G-8B Provide urban streets and utilities at minimum levels of service for all city residents and the general public. Page 6 Policies P-8B.01 All arterial streets shall function at an average daily Level of Service (LOS) of D or better. P-8B.02 Development on all arterial streets and any other streets identified as school walking routes include pedestrian sidewalks on both sides of the street. P-8E.01 The City should further revise its existing urban development standards in low density residential areas to include low impact development standards for street, pedestrian and non- motorized access, sewer, and fire suppression to more nearly reflect the needs of suburban densities and conditions in outlying undeveloped areas of the City and PAUGA. All New Developments will meet the following standards in order to be approved P-8B.03 (Water. firesafety) No Development shall be approved that is not served with water service at or greater than the following level of service standards at the time of development: Single family units: 2 gallons per minute @ 30 psi (Fire - 1000 gallons per minute @ 20 psi for single family residential > 3,600 square feet) (Fire - 500 gallons per minute @ 20 psi for single family residential < 3,600 square feet) Multi-family units: 1 gallon per minute @ 30 psi (fire per Uniform Fire Code) Commercial: per Uniform Fire Code Industrial: Per Uniform Fire Code P-8B.04 The City shall not approve any development that is not served with sewer service at or greater than 300 gallons per day per person at the time of development. P-8B.05 The City shall not approve any development that is not served with electrical service at or greater than a level of service standard of 118 volts (120 volt base) at the time of development. P-8B.07 The City should not approve any development that cannot be served with telecommunications service at or greater than the following level of service standards at the time of development: Telephone Residential 1 service per unit Commercial 1 service per business Industrial 1 service per business Cable Television Residential 1 service per unit Commercial 0 service per business Industrial 0 service per business P-8B.06 Page 7 The City should not approve any development that increases a site's post- development storm water run-off beyond that allowed by the Department of Ecology Stormwater Management Manual for Western Washington (SWMMWW 2014) as adopted by the City. P-8B.08 Tie in with Transportation Highways of Statewide Significance (HSS) should function at Level of Service (LOS) D or better, consistent with the Regional Transportation Plan (RTP). P-8B.05 The City shall not approve any development that is not served with electrical service at or greater than a level of service standard of 118 volts (120 volt base) at the time of development. P-8B.06 The City should not approve any development that increases a site's post- development stormwater run-off beyond that allowed by the Department of Ecology Stormwater Management Manual for Western Washington (SWMMWW 2014) as adopted by the City. ADMINISTRATIVE ACTION P-8B.09 The City should develop a Capital Facilities Plan list, with public input, for prioritizing pedestrian walkway needs. P-8B.10 The City should seek funding to increase the provision of sidewalks in already developed areas where sidewalks do not occur. Goal Is This the Capital Facilities Plan? G-8C To provide urban services at minimum levels of service for all city residents and the general public. Policies P-8C.01 The Port Angeles School District should develop a capital facilities plan, which the City will consider for inclusion in the Comprehensive Plan. The capital facilities plan should contain at least a six-year plan for public financing of such facilities as may be necessary to provide adequate public schools at or greater than the following level of service standards in order to meet anticipated increases in student enrollment, based on the School District's projected enrollment figures and residential growth as provided for in the Land Use Element of the Comprehensive Plan: High School 125 square feet of permanent, appropriate educational Page 8 space per student Middle School 104 square feet of permanent, appropriate educational space per student Elementary School 100 square feet of permanent, appropriate educational space per student If capacity is inadequate to house students at the established level of service standards (LOS) and adequate school funding is not available, then the demand for new facilities will be reduced (e.g. through year round use of schools or by matching grade and enrollment to facility capacities) or the level of service standards will be reduced to keep both schools and housing development affordable to the majority of Port Angeles School District residents. Imposition of Growth Management Act impact fees on or denial of new development will not be used as a measure to prevent further degradation of school services, unless the reduced level of service standards are deemed unacceptable to Port Angeles School District No. 121, Clallam County, and the City of Port Angeles. P-8C.02 Tie in to Transportation The City should not approve any development that will not be served with adequate transit service as determined in the comprehensive service and facilities plan for transportation within six years from the time of development. P-8C.03 Tie to Parks and Rec The City should not approve any development that will not be served at or greater than a citywide level of service standard of 10 acres of parks per 1,000 population within six years from the time of development. P-8C.04 The City should not approve any development that will not be served at or less than the following level of service standards at the time of development. Police 677 persons per one officer’ Fire Four-minute response time or residential sprinkler system installation P-8C.05 The City should not approve any development that will not be served with solid waste collection service at or less than a city-wide level of service standard of 400 pick-up accounts per 1000 population within six years from the time of development. P-8C.06 The City should participate with the County in the development, maintenance, and implementation of a regional solid waste plan, which addresses collection, disposal, and recycling of solid waste. P-8C.07 The City should consider the cumulative effect of development on the City's need for adequate public service buildings. ADMINISTRATIVE ACTIONS Page 9 P-8C.08 The City should consider projected climatic change impacts and adaptation strategies to determine whether adequate services can be provided into the future, prior to approving any development. P-8C.09 The City should prioritize and support public education and Peninsula College, including initiatives for rebuilding schools. P-8B.09 The City should develop a Capital Facilities Plan list, with public input, for prioritizing pedestrian walkway needs. Goal G-8D To participate with the County, State, and Federal governments as well as other public agencies to provide adequate regional public services. Policies P-8D.01 The City should cooperate with the County and the community's health care providers to ensure quality health care facilities within the City that serve the region as a whole. P-8D.02 The City should cooperate with the County in planning regional library facilities within the City. P-8D.03 The City should cooperate with the County in planning for adequate correctional facilities. P-8D.04 Essential public facilities of a county-wide or statewide nature must meet existing state laws and regulations requiring specific siting and permit requirements consistent with the City's Comprehensive Plan. Administrative Actions G-8E Reduce the amount of impervious surface created by new developments and thereby reduce storm water management costs and environmental impacts to the City and its natural resources, reduce development costs to private property owners, and provide safe and more attractive streets through traffic calming, safe pedestrian amenities, and improved street edge landscaping P-8E.01 The City should further revise its existing urban development standards in low density residential areas to include low impact development standards for street, pedestrian and non- Page 10 motorized access, sewer, and fire suppression to more nearly reflect the needs of suburban densities and conditions in outlying undeveloped areas of the City and PAUGA. P-8E.02 The City should invest in Green Infrastructure, Low Impact Development (LID), and similar technologies to maintain and enhance environmental quality. Page 11 Planning Commission amendment recommendation to the Comprehensive Plan: Land Use Element 1 |Land Use Land Use Element The Land Use Element establishes City policy regarding how land may be developed. This element and its Future Land Use Map (Figure 3.01) establishes the following six comprehensive plan land use categories: ▪ Low Density Residential ▪ Medium Density Residential ▪ High Density Residential ▪ Commercial ▪ Industrial ▪ Open Space. These categories and their associated areas are configured in coordination with a wide range of planning considerations including population projections and a developable lands inventory, per GMA requirements. Details on these factors may be found in Appendices A and C. Together, the goal and policy framework presented in this element provides direction in realizing Port Angeles' long-range vision regarding land use - including optimizing the city's relationship with its setting; supporting safe, attractive and character- rich neighborhoods; creating a more dynamic, successful downtown; and supporting a wide range of recreational opportunities available to the entire community. Objectives related to Land Use goals and policies are included in Chapter 11, Implementation. Land Use Categories These land use categories are described below and located on the Future Land Use Map. Low Density Residential (Up to six units per acre) The Land Use Map identifies three separate categories of residential developmentland use. The first category is Low Density Residential, which allows an overall residential density of a project or property to range up to 6 units per acre. The high majority of residentially designated property in the City will be of this designation. It is intended primarily to accommodate for the development of single family homes. It also allows for the development of accessory residential units and duplexes in accordance with zoning regulations. Medium Density Residential (Up to 14 units per acre) The primary intent of this designation is for the development ofThis category encourages property development involving multiple residential units, projects including but not limited to duplexes, townhouses, condominiums, and apartments at a density no less than 4 units per acre and up to 14 units per acre. High Density Residential (Up to 40 units per acre) The primary intent of this designation is forThis category encourages development at a density no less than 10 units per acre and up to 40 units per acre. It and is intended for areas where a higher concentration of residents is compatible with the surrounding area and uses. Page 12 Planning Commission amendment recommendation to the Comprehensive Plan: Land Use Element 2 |Land Use Condominiums and apartments, are the most common types of building designs appropriate for this category. An exception is made for existing motel or hotel units to be converted to residential units at a density greater than 40 Units per Acreacre). Commercial The Land Use Map contains one commercial category, thus providing maximum flexibility to the City's Zoning Ordinance in regulating the types of commercial uses and theirallowed in permitted locations under the City’s Zoning Ordinance. Industrial The Land Use Map also designates only one industrial category, thus again providing maximum flexibility to the City's Zoning Ordinance in regulating the types of industrial uses and theirallowed in permitted locations under the City’s Zoning Ordinance. Open Space The Open Space category includes specifies areas of the City that containwith unique or majorsignificant physical featuresopen space, such as marine shorelines, bluffs, ravines, major streams, wetlands, critical wildlife habitat, and other natural areas deemed of significant importantce to the community. This category also includes developed parks and recreational usesspaces. The development of natural open space areas should be limited to only that which is necessary and does not minimize degradatione of the significance of the arearemaining natural open space. Page 13 Planning Commission amendment recommendation to the Comprehensive Plan: Land Use Element 3 |Land Use Goal G-3A To guide current and futureland development within the City in a manner that balances providinges certainty to its citizens about future land use and allowing the flexibility necessary to meet theadapt to future challenges and opportunities of the future. Policies P-3A.01 The Use the Comprehensive Plan Land Use Map should be used as a conceptual guide for when making alldetermining current and long-range zoning and other land use decisions, including all land use decisions and approvals made by City Council and/or any of its appointed Commissions, Boards, or Committees. 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. P-3A.02 All land use decisions and approvals made by the City Council and/or any of its appointed Commissions, Boards or Committees should be consistent with the Comprehensive Plan and its land use map. P-3A.03 The City should investigate the value and utility of form-based codes, either as applied to the entire City or to specific areas within the City. P-3A.04 All development within the City should be encouraged to utilizeUse low impact development techniques and BMPs, where feasible in new land development. P-3A.05 The City should cConsider the projected climatic change impacts and adaptation strategiesclimate and environmental impacts, such as carbon emissions, when enabling new land development. contained in the Climatic Change Preparedness Plan for the North Olympic Peninsula, September 2015. G3-A Redundancies/Ideas for Policy Adherence P-3A.03 Investigate the value and utility of form-based codes, either as applied to the entire City or to specific areas within the City, to accomplish Comprehensive Plan goals. P-3A.05 Use the Climatic Change Preparedness Plan for the North Olympic Peninsula, September 2015, when considering the projected climate change impacts and relevant adaptation strategies associated with new development. Commented [BS1]: Combined with P-3A.01 Commented [BS2]: Moved because it is too specific, and too divergent with current structure of City's zoning. Commented [BS3]: This was split into general policy (considering climate change) and specific policy (using a specific report to determine climate change strategies). Page 14 Planning Commission amendment recommendation to the Comprehensive Plan: Land Use Element 4 |Land Use Page 15 Planning Commission amendment recommendation to the Comprehensive Plan: Land Use Element 5 |Land Use Residential Goals & Policies Goal G-3B1 To have a community where residential development and use of the land are done in a manner that is compatible with the environment, the characteristics of the use and the users, and the desired urban design of the City. Policies P-3B.01 Urban services should be available for all residential areas as required by the Capital Facilities Element concurrency policy. P-3B.02 Single family lots should be of reasonable shape and should have access provided by a collector arterial, local access street or an alley. P-3B.03 Large lots should allow for future subdivisions at the densities permitted for the zone in which they are located. P-3B.04 All residential developments should be designed with the provisions of fire protection and service vehicle access as key factors in street design and circulation pattern. P-3B.05 For efficient circulation, rights-of-way should be obtained and improvements made to further the grid street pattern in the central Townsite area of the City. Cul-de-sacs and curvilinear streets may be permitted when designed as an integral part of the major grid street pattern in the outlying areas of the City, where low impact development standards apply. P-3B.06 All residential developments should be encouraged to preserve and capitalize on existing unusual, unique, and interesting natural, historic, archaeological, and/or cultural features, should preserve and utilize native and drought tolerant vegetation, should utilize and preserve scenic views, should maximize southern exposures and solar efficiency, should offer protection from prevailing winds, and should be designed to minimize energy use. P-3B.07 Planned Residential Development techniques should emphasize the overall density of the development rather than minimum lot size. G3-B Redundancies/Ideas for Policy Adherence Page 16 Planning Commission amendment recommendation to the Comprehensive Plan: Land Use Element 6 |Land Use Goal G-3C To have a community of viable districts and neighborhoods with a variety of residential opportunities for personal interaction, fulfillment, and enjoyment, that are attractive to people of all ages, characteristics and interests. Policies P-3C.01 Residential land should be developed on the district and neighborhood concept. Although such districts may be composed primarily of residential uses of a uniform density, a healthy, viable district should be composed of residential uses of varying densities, which may be augmented, by subordinate and compatible uses. Single family and multi-family homes, parks and open-spaces, schools, churches, day care and residential services, home occupations, and district shopping areas are all legitimate components of district development and enhancement. A neighborhood should be primarily composed of low, medium, or high density housing. P-3C.02 Medium and high density housing should be located in areas of the community most suitable for such uses, based on existing services, public facilities, and transportation. P-3C.03 Medium and high density housing should be served by arterial streets of sufficient size in order to satisfy traffic demand and to lessen neighborhood traffic congestion. P-3C.04 Medium and high density housing could be a transitional use between different land uses, provided such other uses would not adversely impact the residential nature of the housing. P-3C.05 Medium and high density housing policies should apply to mobile home parks. P-3C.06 Manufactured homes that meet current state regulations should be treated as site constructed housing for zoning purposes. P-3C.07 The City should expand housing opportunities in the Central Business District for all income levels, with an emphasis on providing additional moderately priced owner-occupied units. G3-C Redundancies/Ideas for Policy Adherence Page 17 Planning Commission amendment recommendation to the Comprehensive Plan: Land Use Element 7 |Land Use Commercial Goals & Policies Goal G-3D To create and maintain a healthy and diverse commercial sector for a balanced and stable local economy. Policies P-3D.01 The City should eEncourage the recruitment of new, and the retention of existing commercial developments and businesses, which are consistent with the goals and policies of this Comprehensive Plan. P-3D.02 Allow Ppublic uses such as government offices, public service buildings, and other public and quasi-public facilities and services should be allowed in commercially designated areas. P-3D.03 The City should vacate rights-of-way to facilitate retention of existing businesses and location of new businesses where land assembly is necessary to achieve the desired urban design of the City. P-3D.04 The City should consider potential environmental consequences, such as greenhouse-gas emissions and carbon footprints, when encouraging new commercial developments and businesses. G3-D Redundancies/Ideas for Policy Adherence P-3D.03 Provide flexibility in the use and legal transfer of City-owned property to facilitate retention of existing businesses and location of new businesses in situations where combining multiple neighboring land parcels under one ownership is necessary to achieve the desired urban design of the City. Commented [BS4]: Moved to below section and edited - too specific and related to niche circumstances that should be better elaborated. Commented [BS5]: Eliminated and combined with Policy P 3A.05 above due to redundancy. Page 18 Planning Commission amendment recommendation to the Comprehensive Plan: Land Use Element 8 |Land Use GoalG-3E To provide shopping opportunities areas which meeting the needs of all City residents and visitors in safe, usable shopping areas that are safe, compatible with the surrounding area andland uses and urban design goals, and congruent with the environmental goals, and the desired urban design of the City. Policies P-3E.01 Urban services should be available for all commercial areas as required by the Capital Facilities Element concurrency policy. P-3E.02 New commercial developments should follow a cluster configuration rather than a strip pattern. P-3E.03 Mitigate the impacts of Ccommercial development should buffer its impacts on adjacent residential usesproperties, including the use of site design elements. Where commercial development is adjacent to residential uses, the commercial development should incorporate elements in the site design to that soften the impacts on the residential uses. P-3E.04 Service access may overlap with parking areas to minimize impervious area. Service areas should be sSeparated vehiclefrom and pedestrian areas in commercial land uses wherever and whenever possible to accommodate vehicular traffic and pedestrian safety. P-3E.05 New Comprehensive Plan commercial area designations should not be located along the alternate local cross-town route or the cross-town truck route. P-3E.06 Locate District shopping areas should be located at the intersections of arterial streets of sufficient size to satisfy traffic demand and at the boundaries of neighborhoods so that more than one neighborhood may be served. P-3E.07 The City should allow neighborhood shopping nodes in residentially designated areas as long as they are in accordance with the planning area/district/neighborhood land use concept and as long as they do not encourage traffic from outside the neighborhood or increase traffic congestion within residential neighborhoods. P-3E.08 The City should identify neighborhoods lacking nearby accessible services. P-3E.09 The City should identify locations to develop small commercial opportunities in neighborhoods. G3-B Redundancies/Ideas for Policy Adherence Commented [BS6]: Eliminated due to redundancy with Capital Facilities element Commented [BS7]: Moved due to unclear intent. Commented [BS8]: This is eliminated due to unclear meaning. Commented [BS9]: Moved - too specific about built environment Commented [BS10]: Moved - too specific. Commented [BS11]: Moved - too specific Commented [BS12]: Moved - too specific Page 19 Planning Commission amendment recommendation to the Comprehensive Plan: Land Use Element 9 |Land Use P-3E.02 Follow a cluster configuration rather than a strip pattern in new commercial developments. P-3E.05 Do not locate new commercial land uses along the alternate cross-town truck route. P-3E.07 Allow neighborhood shopping nodes in residentially designated areas as long as they are congruent with the Comprehensive Plan Land Use Map and as long as they do not encourage traffic from outside the neighborhood or increase traffic congestion within residential neighborhoods. P-3E.08 Identify neighborhoods lacking nearby accessible services. P-3E.09 Identify locations to develop small commercial opportunities in neighborhoods. Commented [BS13]: What does "cluster configuration" mean? This is segregated due to unclear intent. Commented [BS14]: I would support eliminating this point, under the idea that it is proposing a land use designation that is separate from established zoning maps and laws. Page 20 Planning Commission amendment recommendation to the Comprehensive Plan: Land Use Element 10 |Land Use Goal G-3F To provide a pleasant, safe, and attractive shopping environment in the traditional downtown waterfront area which providesincluding a wide variety of shopping, dining, entertainment, arts, culture, and housing opportunities for visitors and residents alike. Policies P-3F.01A Guide Ccommercial development in the traditional downtown should to reemphasize its waterfront location and historic heritage. P-3F.01B , should be oOriented the design of commercial development in downtown around to pedestrian travel,s and tourist enjoymentts, and should provide maximum enjoyment of the environment and public amenities as well as protection from adverse weather conditions. P-3F.02 The City should continue to pActively promote improvements to the traditional downtown area, through beautification projects and in cooperation with downtown business merchants. P-3F.03 Residential uses should be eEncouraged residential units for in the downtown area as part of a mixed-use development concept, including live/work spaces. The City should encourage the development of live/work spaces in the downtown area while eEnsureing that the downtown physical environment of is amenable todowntown residential development is compatible with housing uses by minimizing traffic impacts, maintaining security, and providing and maintaining amenities. P-3F.04 The City should work with the Port Angeles Downtown Association and all interested parties to develop urban design review guidelines that facilitate architectural elements/features, which should encourage complimentary and aesthetically pleasing new development in the Central Business District (CBD). G3-B Redundancies/Ideas for Policy Adherence P-3F.04 Work with the Port Angeles Downtown Association and all interested parties to develop urban design review guidelines that specify complimentary and aesthetically pleasing architectural elements/features and encourage new development in the traditional downtown area. Commented [BS15]: Moved - too specific, compliments 3F.02 Page 21 Planning Commission amendment recommendation to the Comprehensive Plan: Land Use Element 11 |Land Use Industrial Goals & Policies Goal G-3G To create and maintain a healthy and diverse industrial sector for a balanced and stable local economy. Policies P-3G.01 The City should pDevelop and promote a cooperative intergovernmental plan for comprehensive development of industrial infrastructure and amenities to attract and support light and heavy industry. P-3G.02 Allow Ooffice, commercial, and limited work/livelive/work uses should be allowed in specifically designated industrial areas. Encourage live/work environments for art or media- based cultural activities that are consistent with and avoid impact on neighboring industrial uses. P-3G.03 The Consider the William R. Fairchild International Airport should be considered an essential public facility, as referenced in Appendix B (Clallam County-Wide Planning Process). G3-G Redundancies/Ideas for Policy Adherence Page 22 Planning Commission amendment recommendation to the Comprehensive Plan: Land Use Element 12 |Land Use Goal G-3H To provide opportunities for industrial development in a manner, which efficiently uses the community's various attributes and natural resources and physical environment, has minimal impact on the natural environment, contributes to the City's quality of life, and is compatible with the desired development patterns of the City. Policies P-3H.01 Ensure provision of Uurban services should be available forto all industrial areas, as required by the Capital Facilities Element concurrency policy. P-3H.02 Develop Iinfrastructure in industrial parks, including transportation, utilities, and aesthetic improvements, which makes sites attractive andthat encourages immediate development according to ready to develop, including transportation facilities and utilities, should be available at industrial parks. Industrial development should be encouraged to follow industrial park design concepts. P-3H.03 Ensure that Iindustrial areas should buffer their impact to mitigate nuisances and hazardous characteristics such as noise, particulate matter in the air, water, or odor pollution, or objectionable visual material. P-3H.04 Industrial activity should be located in three major areas: adjacent to the harbor, around the airport, and along Highway 101 west of Benson Road. P-3H.05 Because they are hazardous to the community and detrimental to the general environment of the area Do not permit petroleum refineries, liquefied natural gas and liquefied petroleum gas facilities, and energy facilities, energy plants and their associated facilities and associated transmission facilities(, as defined in Chapter 80.50 RCW), should not be permitted outside the heavy industrial use area and without conditional use review. These facilities are hazardous to the community and detrimental to the general environment of the area. P-3H.06 The City should dDiscourage the siting of incompatible land uses incompatible with airport related uses and other neighboring land uses adjacent to the William R. Fairchild International Airport. recognizing the need to coordinate airport related uses and other existing land uses that are already established in the vicinity. P-3H.07 Limited work/live environments in industrial zones should be encouraged for art or cultural activities that engage in media that are consistent with industrial use. Circumstances should facilitate art opportunities without impacting the industrial integrity of the underlying zone. Commented [BS16]: Moved - too specific about built environment Commented [BS17]: Eliminated/combined with 3G.02 due to redundancy Page 23 Planning Commission amendment recommendation to the Comprehensive Plan: Land Use Element 13 |Land Use P-3H.08 The City should considerAllow the conditional siting of clean -energy facilities (e.g., solar, wind, geothermal, wave, tidal) outside of industrial areas, as a conditional use. P-3H.09 The City should cConsider the climateic change impacts of any proposed new industrial activity or expansion before approval. G3-H Redundancies/Ideas for Policy Adherence P-3H.04 Industrial activity should be located in three major areas: adjacent to the harbor, around the airport, and along Highway 101 west of Benson Road. Page 24 Planning Commission amendment recommendation to the Comprehensive Plan: Land Use Element 14 |Land Use Goal G-3I To facilitate and encourage redevelopment and reuse of large closed or isolated industrial areas within the City in a manner that fostersto improve the local economy and a employment stable job basestability. Policies P-3I.01 The City should cAllowonsider a wider range of land uses for in the redevelopment of large closed or isolated industrial areas than would otherwise be permitted under industrial zoning, including mixed-use development, commercial development, and/or residential development as well as industrial uses, provided that these uses will not encourage the conversion of other industrial areas to nonindustrial use.. P-3I.02 The City should consider proposals for any needed amendment of the Comprehensive Plan and zoning concurrently with an application for a binding site plan for some or all of the site of aCoordinate redevelopment planning for any large closed or isolated industrial propertiesy with needed amendments to the Comprehensive Plan and needed changes to zoning ordinances., provided that any change to the comprehensive plan will be acted on as part of the City’s annual Comprehensive Plan amendment cycle. P-3I.03 The City should approve mixed-use or nonindustrial development of large closed or isolated industrial sites, where it is shown that permitting a wider range of uses on the site will not contribute to or encourage the conversion of other industrial areas to nonindustrial use. P-3I.04 The City should create a planned industrial development overlay zone for the purpose of allowing mixed-use development for large closed or isolated industrial sites. G3-I Redundancies/Ideas for Policy Adherence P-3I.04 Create a planned industrial development overlay zone to allow mixed-use development at large closed or isolated industrial sites. Commented [BS18]: Combined with 3I.01 due to redundancy Commented [BS19]: Moved - too specific, compliments 3I.01 Page 25 Planning Commission amendment recommendation to the Comprehensive Plan: Land Use Element 15 |Land Use Open Space Goals & Policies Goal G-3J To create open space for relief within the urban landscape, to retain natural landscapes, to preserve fish and wildlife habitat, and to provide natural corridors, which connect wildlife habitats. Policies P-3J.01 The City should further public interest by designating open spaces to preserve unique or major physical features, such as marine shorelines, bluffs, ravines, streams, wetlands, wildlife habitat and other environmentally sensitive areas deemed of significant importance to the community. P-3J.02 The City should continue to acquire property that provide opportunities to preserve major physical features providing wildlife habitat and open space corridors between the waterfront and the Olympic National Park. P-3J.03 The City should limit the use of and access to such natural areas to only that which does not degrade the significance of the area and which protects the rights of property owners. P-3J.04 Wooded areas, vegetation, and individual trees serve a functional purpose in climate, noise, light, habitat, and pollution control and should be preserved as part of the urban landscape. P-3J.05 The City should discourage intensive recreational uses and impervious surfaces in sensitive open space areas. Permeable materials should be used for walkways and trails in open space areas where feasible. P-3J.06 The City should consider separating the Public Buildings and Parks zone to an Open Space zone and a PBP zone to differentiate environmentally sensitive areas or natural features and spaces from sites containing public facilities and buildings. G3-J Redundancies/Ideas for Policy Adherence Page 26 Planning Commission amendment recommendation to the Comprehensive Plan: Land Use Element 16 |Land Use Goal G-3K To encourage the development of parks and recreational opportunities for all residents of the City and to increase access to natural areas in a manner that minimizes adverse impacts, and to achieve the desired urban design of the City. Policies P-3K.01 The City should include all City-owned parks in its designated open spaces and establish development standards that discourage conversion of open spaces to other uses. P-3K.02 Development and planning of parks and recreational facilities should follow a comprehensive service and facility plan consistent with the Capital Facilities Element. P-3K.03 Public parks and recreational facilities should be equitably distributed throughout the City to afford access to all residents. P-3K.04 Every effort should be made to consolidate and utilize land donated for public use to provide common open space, public buildings, parks, and recreational opportunities, while incorporating LID techniques and BMPs in all projects where feasible. P-3K.05 The City should preserve and maintain unique or major physical features contained within the boundaries of City parks and recreational areas for access and enjoyment by residents of the community. P-3K.06 The City should cooperate with the County and other jurisdictions in planning, funding, constructing, and managing multi-purpose recreation and transportation trails which link together various areas of the City, the Port Angeles Urban Growth Area (PAUGA), and other areas of the County and region. P-3K.07 The City should develop neighborhood parks for the developing areas on the west, south and east sides of the City to support new subdivisions G3-K Redundancies/Ideas for Policy Adherence Page 27