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I�I , -,� . � ,� �- I , . � ., �..,. , �v I, ,r,�'4-_'� ,?,, ,., . �,- O S I � . I .. � I � I � - ,� I I � � � 1:11 PM/, _ =/i � � ,r" c11 - _ ,_ , .,. ._. , :. :. .•' ATIA - , - -. - 1. • ,,. , . ' < " : : , , ^� :. .. _ ,_1 :; _ ,. , ., g ,r., .. ' , , , , , - .. , .. :. ,., 4 ,_ -...rx _., _ - w t. PORTA NGELES *$ 1`� Filing Fee: 350.00 P WAS H I N GTO N, U. S. A. 7Community CITY OF PORT ANGELESENVIRONMENTAL CHECKLIST S ent Purpose of Checklist: Chapter 43.21C RCW the State Environmental Policy Act (SEPA) requires all governmental agencies to consider the environmental impacts of a proposal before making decisions. The purpose of this review is to provide information to help you and the reviewing agency identify impacts that may result from your proposal and to identify methods to reduce or avoid impacts from the proposal if they exist. The review will help the agency decide whether further information is necessary or whether an environmental impact statement(EIS) is necessary. Instructions for Applicants: This environmental checklist asks you to describe some basic information about your proposal. Answer each question to the best of your knowledge with the most precise information known. Provide the best descriptions you can. In most cases you should be able to answer the questions from your own observations or project plans without the need to hire experts. If you do not know the answer, or if a question does not apply to your proposal, write "do not know" or "does not apply (N/A). Complete answers to the questions will avoid unnecessary delays later. Some questions ask about governmental regulations, such as zoning, shoreline, and landmark designations. Answer these questions if you can. If you have problems please ask the City Department of Community & Economic Development employees to assist you. The checklist questions apply to all parts of your proposal, even if you plan to phase them over a period of time or on different parcels of land. If phasing is proposed, please provide that information in Item 11, the description section. Attach any additional information that will help describe your proposal or its environmental effects and include a site map. BACKGROUND 1. Name of project: i' A. Address or general location of site: 1203 G-moUIQ J4 Ani 64�° 2. Name, address, and phone number of applicant: N,b V0HV 0 3. Name, address and phone number of contact person if other than applicant: N/A 4. Date checklist prepared: I I - I q 5. Agency requesting checklist: CITY OF PORT ANGELES 6. Proposed timing or schedule (including phasing, if applicable): A. What is the long term objective of this p oposal? ri Zw 51 ry It t;A�4 dwLW�� B. How does this project relate to long-term plans? t Environmental Checklist EVALUATION FOR Page 2 AGENCY USE 7. Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? If yes, explain. ryo 8. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal: N/o% 9. Do you know whether applications are pending for governmental approvals of other proposals directly affecting the property covered by your proposal? N/A If yes, explain. 10. List any government approvals or permits that will be needed for your proposal, if known. I301'1 d 1 n 9 p6*-m 1'+!5 CA)P 11. Give brief, complete description of your proposal, including the proposed uses and the size of the project and site. There are several questions later in this checklist that ask you to describe certain aspects of your proposal. You do not need to repeat those answers on this page. (Lead agencies may modify this form to include addition--al specific information on project description.) ;P I/o{ 6t rWAO Z�' An P,)15fiiYl h ovs� - 749sfa Oct 51)P, 12. Loc tiono the proposal. Give sufficient information for a person to understand the precise location of your proposed project, including a street address, if any, and section, township, and range, if known. If a proposal would occur over a range of area, provide the range or boundaries of the site(s). Provide a legal description, site plan, vicinity map, and topographic map, if reasonably available. While you should submit any plans required by the agency, you are not required to duplicate maps or detailed plans submitted with any permit applications related to this checklist. 2D3 /;V-57�1 is Hca, 9 ?Orf Aneel"O P 5 cc-OP Cot-00Y -subd1W'S/or Lor toJ"wY2WTf) PA-recd -*- Cte•30•VD 53-1045 PROJECT SPECIFIC ACTIONS: Complete this section if your proposal involves a project specific action such as a subdivision, new construction, a new or expanding business, a site specific rezone (not area-wide), a conditional use permit, a shoreline permit, or similar action: ENVIRONMENT 1. Earth General description of the site (circle one): Flat rolling, hilly, steep slopes, mountainous, er Environmental Checklist EVALUATION FOR Page 3 AGENCY USE B. What is the steepest slope on the site (approximate percent slope)? O C. What general types of soils are found on the site (for example, clay, sand, gravel, peat, muck)? If you know the classificati n of agricultural soils, specify them and note any prime farmlan . &a tta t-, i I S WAA o5r�on(y l a D. Are tlldmre surface i dications or history of unstable soils in the immediate vicinity? If so, describe. Q p E. Describe the purpose, type, and approximate quantities pf any Filling or grading proposed. Indicate source of fill: Mo fA pv-op o F. Could erosion occur as a result of clearing, construction, or use? If so, generally describe. G1O G. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt orb dings)? 33% 5LZ)q 5 - 2&57sf mves/WOod s - 8l6-,j� H. Proposed measures to reduce or control erosion, or other impacts to the earth, if any: n on 6 2. Air A. What types of emissions to the air would result from the proposal (i.e., dust, automobile, odors, industrial wood smoke) during construction and when the project is completed? If any, ge erally describe and give approximate quantities if known. pW yfi "-tDM"_0 b, s B. Are there any off-site sources of emissions or odor that may affect your proposal? If so, generally describe. y)0 C. Proposed measures to reduce or control emissions or other impacts to air, if any: h o 3. Water A. Surface: i.) Is there any surface water body on or in the immediate vicinity of the site (including year-round and seasonal streams, saltwater, lakes, ponds, wetlands)? If yes, describe type and provide names. If appropriate, state what stream or river it flows into. h1O ii.) Will the project require any work over, in, or adjacent to (within 200 feet) the described waters If yes, please describe and attach available plans. 0 iii.) Estimate the amount of fill and dredge material that would be placed in or removed from surface water or wetlands and indicate the area of the site that would be affected. Indicate the source of fill material: Environmental Checklist EVALUATION FOR Page 4 AGENCY USE iv.) Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities if known. 1,10 v.) Does the proposal lie within a 100-year floodplain? If so, note location on the site plan. h D vi.) Does the proposal involve any discharges of waste materials to surface waters? If so, describe the type of waste and anticipated volume of discharge. "ID B. Ground: i.) Will ground water be withdrawn, or will water be discharged to ground water? Give general description, purpose, and approximate quantities if known. pV1 S i ie S'(P M � ' u yosa'v — dry Ky-cf 5 C y/ ii.) Describe waste material that will be discharged into the Ground from septic tanks or other sources, if any (for example: Domestic sewage; industrial, containing chemicals; agricultural wastes; etc.). Describe the general size of the system, the number of such systems, the number of houses to be served (if applicable), or the number of animals or humans the system(s) are expected to serve. no N t C. Water Runoff(including storm water): i.) Describe the source of runoff(including storm water) and method of collection and disposal, if any (include quantities, if known). Where will this water flow? Will the water flow into other waters? If so, describe. r"coj- okleg ��'<aiI2M12M-5-111UA,// kv ii.) Could waste materials enter ground or surface waters? If so, generally describe. a o will P,wffv- D. Proposed measures to reduce or control surface, ground, and runoff water impacts, if any: 4. Plants A. Check or circle the type of vegetation found on the site: deciduous tree: alder, maple, aspen, other evergreen tree: fir, cedar, pine, other ,_shrubs ✓ grass pasture crop or grain wet soil plants: cattail, buttercup, bullrush, skunk cabbage, water plants: water lily, eelgrass, milfoil, other Other types of vegetation Environmental Checklist EVALUATION FOR Page 5 AGENCY USE B. What kind and amount of vegetation will be removed or altered? �oLS,> - 00— C 0aC. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any. MS-s aJS 5. Animals A. Circle any birds and animals which have been observed on or near the site or are known to b on or near the site: Birds: hawk, heron, eagle, songbirds others I�5 Mammals: deer, bear, elk, eaver, other Fish: bass, salmon, trout, herring, shellfish, other B. Threatened or endangered species known to be on or near the site. ho C. Is the site part of a migration route? If so, explain. na D. Proposed measures to preserve or enhance wildlife, if any. no t-e 6. Energy and Natural Resources A. What kinds of energy (electric, natural gas, oil, wood stove, solar) will be used to meet the completed project's energy needs? Describe whether it will be used for heating, manufacturing, etc. vK-cth L _ ��yLI B. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. A 0 C. What kinds of energy conservation features are included in the plans of this proposal? List other proposed meas res to reduce or control energy impacts, if any. a vcjl, c uJt(( 6&�t y 1,11 7. Environmental Health A. Are there any environmental health hazards, including exposure to toxic chemicals, risk of fire and explosion, spill, or hazardous waste, that could occur as a result of this proposal? If so, describe. -Np,c4 ha2A.s0.GSftAa1fd i) Describe special emergency services Mat might requ 11orl-e ii) Proposed measures to reduce or control environmental health hazards, if any. y�,Dh 4 B. Noise i) What types of noise exist in the area which y affect your project (for example: traffic, equipment, operation, other)? tv G ii) What types and levels of noise would be created by or associated with the project on a short-term or a long-term basis (for example: traffic, construction, operation, other)? Indicate what hourg noise would come from the site. -*,vw : AIWW- �A iii) Proposed measures to r�e or cont of noise�ts, if any: C6V trV*" V1 5C -fD ©CCOC W 1`f'h(VV ©V. WIGS Ate, c7llwxd t'W "^�V� Environmental Checklist EVALUATION FOR Page 6 AGENCY USE 8. Land and Shoreline Use A. What is the current uTe of he site and adjacent properties? SI Vi (� r-es-2 C��G2 B. Has the site beenAed for agricult�fre? If so, describe. C. Describe any structures on the site. t inLL D. Will any structures be demolished? If so, what? at PD r-h ov, E. What is the current zoning classification of the sitg? F. What is the current Comprehensive Plan designation of the site? (2-r- &'1 d-e�'J G. What is the current Shoreline Master Program designation of the site? N/& H. Has any part of the site been classified as an "environmentally sensitive" area? If so, specify. V)0 I. How many people would reser ide or in the completed project? I J. Approximately how many people would the completed project displace? d K. Proposed measures to avoid or reduce displacement impacts, if any: h Oki-e- L Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any: �-� (Ov-k,- ac�1 Wit" eictsfirn oSCS 9. Housing A. Approximatel how many units would be provided, if any? Indicate whether high, fiddle or low-income housing. B. Approximately how many units, if any, would be eliminated? Q Indicate whether high, middle, or low-income housing. C. Proposed measures to reduce or control housing impacts, if any. 10. Aesthetics A. What is the tallest height of any proposed structure(s), not including antennas; what is the principal exterior building material(s) proposed?� B. What views in the immediate vicinity would be altered or obstructed? na Environmental Checklist EVALUATION FOR Page 7 AGENCY USE C. Proposed measures to reduce or control aesthetic impacts, if any. Y►orte 11. Light and Glare A. What type of light or glare will the proposal produce? What time of day would it mainly occur? Onkhrn 0-y -mif t;tool�zS . �'vziq it,q-S B. Could light or glare from the finished project be a safety hazard or interfere with views? N a � ).( � f Mures W 44i a c eik nei (•l la®rs 9 C. What existing off-site sources of light or glare may affect your proposal? �JvtV i" b.eyovloi a ti C4 Yy-s1 atexf1aJ svho(t vi Sion D. Proposed measures to reduce or control light and glare impacts, if any. Mian 12. Recreation A. What designated and informal recreational opportunities are in the immediate vicinity? iqve�Y,CA, ot-t KA 6w-*-) w B. Would the proposed project displace any existing recreational uses? If so, describe. r)o C. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or applicant, if any. no 13. Historic and Cultural Preservation A. Are there any places or objects listed on, or proposed for, national, state, or local preservation registers known to be on or next to the site? If so, generally describe: ►r O B. Generally describe any landmarks or evidence of historic, archaeological, scientific, or cultural importance known to be on or next to the site. no 2 C. Proposed measures to reduce or control impacts, if any: ()VV4 14. Transportation A. Identify public streets and highways serving the site and describe proposed accesstothe existi g street system. Show on site plans, if any. GP� 03a ,1 r^e�t3 �6L' 4-CCe55 �Wkk, B. Is site currently served by public transit? If not, what is the approximate distance to the nearest transit stop?, -,lo z- �) Di04445 6tw IDLY . Environmental Checklist EVALUATION FOR Page 8 AGENCY USE C. How many parking spaces would the completed project have? How many would the project eliminate? 16&( tt, noj 510GZCe.D D. Will the proposal require any new roads or streets, or improvements to existing roads or streets, not including driveways? If so, generally describe (indicate either public or private). V1,0 E. Will the project use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe. h p F. How many vehicular trips per day would be generated by the completed project? If known, indicate when peak volumes would occur. Z G. Proposed measures to reduce or control transportation impacts, if any. n ont 15. Public Services A. Would the project result in an increased need for public services (for example?: fire protection, police protection, health care, schools, other)? If so, generally describe. V1 D B. Proposed measures to reduce or control direct impacts on public services, if any. n on e 16. Utilities A. cle utilit' curre . I avai ble at the site: electricity, atural gas, wa a refuse service telephone sanitary sewe septic system, o r. GA-W-,r-- B. Describe the utilities that are proposed for the project, the utility providing the service, and the general construction agtivities on the site or in the immediate vicinity which might be needed. efecM*6 wat, V-W6 ' re f St 99-rv�Ce - � � J PA p _ Com' L�lc.� 17. Economics A. If the proposal will result in expansion of an existing business, please describe the nature of the expansion: (e.g., additional land and/or buildings, new equipment, new employees). B. If the proposal is the creation of a new business, please describe (e.g., re-use of an existing building and site, construction of a new building). l JIA C. Describe if the proposal is the first of its type in the community, or what the similar uses are. SIV11 jG4Y U Environmental Checklist EVALUATION FOR Page 9 AGENCY USE D. How many people will the proposal provide employment for at its completion and what types of jobs will be created (e.g., sales clerks, factory workers, etc.)? (Jobs created by the construction of the proposal should be reported separately.) o 0n 2 E. Where will the.materials, goods or services utilized by the proposal come from? 0- F. Where will the goods or services produced by the proposal be utilized? P/A G. Who will utilize the goods or services produced by the proposal? n1A H. Will the proposal alter the tax assessments of the area? �O Environmental Checklist EVALUATION FOR Page 10 AGENCY USE ENDANGERED SPECIES ACT (ESA) INFORMATION A. LISTED SPECIES If ESA listed species (salmon, trout, and chars, e.g. bull trout) are present or ever were present in the watershed where your project will be located, your project has the potential for affecting them, and you need to comply with the ESA. The questions in this section will help determine if the ESA listings will impact your project. Within the City of Port Angeles, the watershed is the Port Angeles Harbor. Are ESA listed salmonids currently present in the watershed in which your project will be: Yes X No Has there ever been an ESA listed salmonid stock present in this watershed: Yes X No Uncertain Please describe Puqet Sound Chinook Salmon, Strait of Juan de Fuca summer chum salmon, and bull trout are listed as threatened species in the Elwha River, Morse Creek, and the Strait of Juan de Fuca including Port Angeles Harbor. [If you answered "yes"to either of the above questions, you should complete the remainder of this section. If not, skip to Non Project Action Section Page 13] 1. Name of watershed Port Angeles Regional Watershed (Elwha Morse). 2. Name of nearest waterbody fl Y-k. er 3. What is the distance from this project to the nearest body of water? (Often a buffer between the project and a stream can reduce the chance of a negative impact to fish.) /3 42 m1,I<- 4. t4. What is the current land use between the project and the potenti affected water body (parking lot, farmland, etc.)? a fVe,(,p ,� tq 1013 V 5. Is the project above a: ( ) natural permanent barrier(waterfall) natural temporary barrier(beaver pond); ( ) man made barrier(culvert, dam); ( ) other (explain) h p 6. If you checked any of the items listed in the above question #5, are there any resident salmonid populations above the blockage? Yes No Don't know 7. What percent of the project will be impervious surface (including pavement and roof area)? 3 3C� B. FISH MIGRATION: The following questions will help determine if this project could interfere with migration of adult and juvenile fish. (Both increases and decreases to water flow can affect fish migration.) Environmental Checklist EVALUATION FOR Page 1 1 AGENCY USE 1. Does the project require the withdrawal of: Surface water? I)o Name of surface water body Ground water? no Amount From where? no Depth of well 2. Will any water be rerouted? 3. Will there be retention ponds? h G If yes, will this be an infiltration pond or a surface discharge to either a municipal storm water system or a surface water body? If a surface water discharge, name of waterbody. 4. Will new roads be required? h 0 (Increased road mileage may affect the timing of water reaching a stream and may impact fish habitat.) 5. Are culverts proposed as part of the project? h o 6. Will topography changes affect the duration/direction of runoff flows? If yes, describe: h a 7. Will the project involve any reduction of the floodway or floodplain by filling or other partial blockage of flows? If yes, how will the loss of flood storage be mitigated by your project? C. WATER QUALITY. 1. Do you know of any problems with water quality in any of the streams within this watershed? If so, describe h 3 2. Will your project reduce or increase shade along or over a waterbody? p 3. Will the project increase nutrient loading or have the potential to increase nutrient loading or contaminants (fertilizers, other waste discharges, or runoff) to the waterbody? hD 4. Will turbidity be increased because of the project activities? y,p 5. Will your project require long term maintenance, i.e., bridge cleaning, highway salting, chemical sprays for vegetation management, clearing of parking lots? n p D. VEGETATION 1. Will the project involve the removal of any vegetation from stream banks? V10 2. If any vegetation is removed, do you plan to replant? o Environmental Checklist EVALUATION FOR Page 12 AGENCY USE NON-PROJECT SPECIFIC ACTIONS: Complete this section only if your proposal involves a non-project specific action such as a Comprehensive Plan Amendment, Zoning Code Amendment, area-wide rezone (City-wide or large sub-area),or other similar action: When answering these questions be aware of to what extent the proposal or the types of activities likely to result from the proposal would affect the item at a greater intensity or at a faster rate than if the proposal were not implemented. Respond briefly and in general terms. 1. How would the proposal be likely to increase discharge to water; emissions to air; production, storage, or release of toxic or hazardous substances; or production of noise? Proposed measures to avoid or reduce such increases: 2. How would the proposal be likely to affect plants, animals, fish, or marine life? Proposed measures to protect or conserve plants, animals, fish, or marine life: 3. How would the proposal be likely to deplete energy or natural resources? Proposed measures to conserve energy and natural resources: 4. How would the proposal be likely to use or affect environmentally sensitive areas or areas designated (or eligible or under study) for governmental protection; such as parks, wilderness, wild and scenic rivers, threatened or endangered species habitat, historic or cultural sites, wetlands, floodplains, or prime farmlands? Proposed measures to protect such resources or to avoid or reduce impacts: 5. How would the proposal be likely to affect land and shoreline use, including whether it would allow or encourage land or shoreline uses incompatible with existing plans? + M Environmental Checklist EVALUATION FOR Page 13 AGENCY USE Proposed measures to avoid or reduce shoreland and land use impacts: 6. How would the proposal be likely to increase demands on transportation or public services and utilities? Proposed measures to reduce or respond to such demand(s): 7. Identify, if possible, whether the proposal may conflict with local, state, or federal laws or requirements for the protection of the environment. I, the undersigned, state that to the best of my knowledge, the above information is true and complete. It is understood that the lead agency may withdraw any declaration of nonsignificance that it might issue in reliance upon this checklis should there be any willful misrepresentation or willful lack of full disclosure on my part. SIGNED: DATE: Zc�/�/b r✓ /�� PHONE: ® URT ,l NGELES W A S H I N GTO N, U. S. A. DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT TO: Planning Commission FROM: Scott Johns, Associate Planner DATE: December 12, 2012 RE: Conditional Use Permit- CUP 12-07 APPLICANT: Deborah Volturno OWNER: Same LOCATION: 1203 Georgiana Street REQUEST: Accessory Residential Unit in an RS-7 Residential Single Family zone RECOMMENDATION The Planning Division recommends that the Planning Commission approve CUP 12-07 with 3 conditions, citing .1 1 3 findings and 5.conclusions in support of that action as listed in Attachment A to this staff report. EXISTING CONDITIONS IN AREA The subject property is located at 1203 Georgiana Street, the corner of Jones and Georgiana Streets. The subject lot contains one and a half platted lots (Lots 10 and the west %z of Lot 11) and is 10,500 square feet in area. Other neighborhood lots are typical in size and dimension for the RS-7 zone being platted at 50' x 140' in size and similar to the subject lot being one and one half lot combinations. No environmentally sensitive areas exist on the site or in the general vicinity and the site is not located within a flood plain. The ARU site is accessed from either Jones Street or the Georgiana/Caroline alley. The site is developed with a single family residence and detached garage. The application and site maps are attached as Attachment C. Development in the area predominately consists of single family residential uses, however, both office and commercial uses are located within one block of the site. The City's Comprehensive Plan Map designates the general area as Commercial (C). AGENCY COMMENTS City Departments reviewed the proposal and provided the following comments: The Fire Department had no objections or comments. The Public Works and Utilities Department commented: 1. Four (4) off street parking spaces will be required. 2. Separate electrical and water meters are required for each unit. 3. The driveway shall be constructed to City standards. Conditional Use Permit CUP 12-07 Volturno Page 2 December 12,2012 The Building Division of Department of Community and Economic Development will require a building permit for the construction. Construction will be per International Residential Code requirements. PUBLIC COMMENT Notification of the proposed action was placed in the Peninsula Daily News on November 22, 2012, posted on the site on November 20, 2012, and mailed to property owners within 300 feet of the subject property on November 21, 2012. No written comment was received during the public comment period that ended on December 5, 2012. COMPREHENSIVE PLAN REVIEW The Comprehensive Plan establishes the long range goals and policies of the City. Any project proposed in the City must be consistent with the goals and policies of the Comprehensive Plan. The Comprehensive Plan Land Use Map identifies the site as being in the East Planning Area and designates the site as being Commercial (C). The Comprehensive Plan's policies have been reviewed with regard to the proposed application and the policies identified in Attachment B to this staff report are found to be the most relevant to the proposal. Single family and multi-family residences are legitimate components of district development. The proposal would allow for a density that is in compliance with low density residential areas. ZONING ORDINANCE REVIEW The Zoning Ordinance is the primary implementing ordinance for the Comprehensive Plan. It establishes what types of uses are permitted in specific zones, definitions of uses, and minimum design standards for such uses. Like the Comprehensive Plan, any project proposed in the City must be consistent with the regulations of the zone in which it is located. The Zoning Map identifies the subject property as RS-7 Residential Single Family. Surrounding properties to the north and east are also zoned RS-7 Residential Single Family; directly west across Jones Street is zoned Commercial Office CO, and the area one half block to the south is zoned Commercial Arterial CA. Specific sections applicable to accessory residential development in the RS-7 are listed below for reference. Port Angeles Municipal Code (PAMC) Section 17.10.010 states the purpose of the RS-7 Zone is "a low density residential zone intended to create and preserve urban single family residential neighborhoods consisting of predominantly single family homes on standard Townsite-size lots. Uses which are compatible with and functionally related to a single family residential environment may also be located in this zone..." Port Angeles Municipal Code (PAMC) Section 17.08.040(A) establishes that accessory residential units are permitted in the RS-7 zone by conditional use permit. PAMC Section 17.08.010(B) defines an Accessory Residential Unit as "a dwelling unit which is incidental to a detached single family residence, is subordinate in space (i.e., fifty percent or less space than the single family residential use), and is located on the same zoning lot as the single family residence. An accessory residential unit is served by water and electrical service that is separate from the primary residential service and has a separate address." STAFF ANALYSIS On November 20, 2012, an application for the construction of a primary residence to replace an existing residential structure as the primary residence and convert the existing residence to an Conditional Use Permit CUP 12-07 Volturno Page 3 December 12, 2012 accessory residence was received from Design Solutions on behalf of the property owner, Deborah Volturno. The existing residential structure contains approximately 750 square feet of habitable area. A single car garage covering 850 square feet of the site. The plans submitted indicate that a 10-foot section of the garage will be removed to facilitate the new structure, resulting in a reduction of 220 square feet from the garage. The new residential structure will be placed toward the rear of the lot and will gain access from Jones Street. A single car garage will be included in the new two storey structure. Habitable space will occupy portions of the ground floor and the entire second floor, comprising a total of 1,708 square feet. Once the new residence is completed, it will become the primary residence and the existing residence will become subordinate. The accessory structure habitable area will then be 44% of the area of the new primary residence. An ARU may be no larger than 50% the size of the primary unit. As indicated in the table below, the required setbacks and lot coverage conform to present day regulations. RS-7 Zone Required Existing Proposed Lot area 7,000 sq. ft. 10,500 sq. ft. No change Lot width 50' Minimum 75' No change Setbacks - Rear/Side 7' side 12' east side 7'East side 13' Side facing street 18'west side 15'west side 20'Rear 20' Rear 20'rear Lot Coverage 30% Maximum 18% 26% Single Family Residence 750 sq. ft. No change existing (new ARU) New residential 1708 sq. ft. Structure/Unit proposed (New Primary residence) New garage (below new 216 sq. ft. primary residence) Accessory structure 956 sq. ft. 736 sq. ft. garage. (Existing) PAMC 14.40.060(D) requires 2 off-street parking spaces for each residential unit for a total of 4 off- street parking spaces. The existing single car garage will remain on site and a single car garage will be included in the new primary residence. An existing paved area 20 feet wide and 18 feet deep exists between the property line abutting Jones Street and the existing garage will provide parking area. In addition, the submitted plans indicate a second driveway large enough for a single vehicle to park entirely on the subject site is planned. Adequate area to park 4 individual vehicles is provided. The subject lot is 10,500 square feet in area and is located on a corner lot. The minimum building set backs from a side yard facing a street is 13 feet and set backs from front and rear property lines are 20 feet each. Plans submitted indicate that the structures currently meet those setback requirements and that the proposed new structure will also meet the required setbacks. Conditional Use Permit CUP 12-07 Volturno Page 4 December 12,2012 Separate utility connections for both water and electricity will be required for the occupancy. The proposal is consistent with the relevant sections of the Port Angeles Municipal Code and the Comprehensive Plan. STATE ENVIRONMENTAL POLICY ACT (SEPA) REVIEW AND COMPLIANCE A Determination of Non-Significance was issued by the City's Responsible Official on December 6, 2012, for the proposal. This satisfies the City's responsibility under the State Environmental Policy Act (SEPA). Attachments: A- Conditions, Findings,and Conclusions B -Zoning Ordinance, Comprehensive Plan, and Other Municipal Code References C—Application,site plan,and map Conditional Use Permit CUP 12-07 Volturno Page 5 December 12,2012 ATTACHMENT A CONDITIONS, FINDINGS, AND CONCLUSIONS IN SUPPORT OF CUP 12-07 Conditions: 1. Separate electrical and water meters are required for each dwelling unit. Addressing for each dwelling unit shall be clearly identified as 1203 and 1203'/2 Georgiana Street. Address numbers must be at least six (6) inches in height and readily visible from the street and of contrasting color from their background. 2. Two (2) off-street parking spaces are required for each residential dwelling unit for a total of four(4) spaces. Parking spaces shall be constructed to Public Works and Utilities Department standards. Driveway and site access shall be constructed to Public Works and Utilities Department standards. 3. All utility improvements including water, sanitary sewer, storm drainage and power are to be completed to the satisfaction of the Public Works and Utilities Department. Separate water and electric meters are required for the Accessory Residential Unit. Finding Based on the information provided in the Community and Economic Development Staff Report for CUP 12-07 dated December 12, 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: 1. Annie O'Rourk of Design Solutions submitted a conditional use permit application on behalf of Deborah Volturno, the property owner for an accessory residential unit on November 20, 2012. 2. 17.08.010 "B"PAMC defines an Accessory Residential Unit (ARU) as "- a dwelling unit which is incidental to a detached single family residence, is subordinate in space (i.e.,fifty percent or less space than the single family residential use), and is located on the same zoning lot as the single family residence. An accessory residential unit is served by water and electrical service that is separate from the primary residential service and has a separate address. " Section 17,10.010 PAMC provides that accessory residential units are permitted as conditional uses in the RS-7 Residential Single Family zone. 3. The proposed site is legally described as being Lot 10 and the west %2 of Lot 11, Block 10 of Puget Sound Cooperative Colony Subdivision. The site is located at 1203 Georgiana Street and is developed with a single family residential structure and a detached garage. The existing detached garage structure will be reduced by approximately 220 square feet. A new residential structure will be constructed and will become the primary structure while the existing residential structure will become the accessory residence. The new primary residential unit will contain 1,708 sq. ft. of habitable area and additional garage space. The ARU (the currently existing residence) will remain at approximately 750 sq. ft. of habitable area or 44% the size of the primary unit. 4. The site is zoned Residential Single Family(RS-7) and is 10,500 sq. ft. in area. Minimum lot size in the RS-7 zone is 7,000 sq. ft. in area. 5. The subject site is located on a corner lot, on the north side of the Georgiana/Jones Street in Conditional Use Permit CUP 12-07 Volturno Page 6 December 12, 2012 the City's East Planning Area. Development in the neighborhood includes predominately single family residential uses with Olympic Medical Center located within 3 blocks and the Front Street commercial corridor located one block to the south. 6. The Comprehensive Plan Land Use Map designates the site and surrounding area as Commercial. The City's Comprehensive Plan goals and policies were reviewed for consistency with the proposal. Land Use Element Goal A and Policy A.2 and C.2, and Housing Element A.6 and B.6, were found to be specific to the proposal and are listed as Attachment B to the December 12, 2012, staff report. 7. Per 14.40.0.060(D) PAMC requires that residential uses throughout the City are required to provide a minimum of two (2) off street parking spaces for each residential unit. Site development provides four(4) off street parking spaces for the two (2) residential units. 8. Per 17.96.050 PAMC, the Planning Commission shall consider applications for conditional use permits 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. Conditional uses shall be evaluated to determine if the characteristics of the intended use as related to the specific proposed site would defeat the purpose of the City's Zoning Regulations by introducing incompatible, detrimental, or hazardous conditions. 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. The City's Comprehensive Plan was reviewed for consistency with the proposal. 9. 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. 10. Site access must comply with Public Works and Utilities Standards. Existing access to the subject site is via Jones Street. Access to the new primary residential use will also be via Jones Street. Jones Street is an improved City street. 11. Notification of the proposed action and conditional use permit application was placed in the Peninsula Daily News on November 22, 2012. Public notice was mailed to property owners within 300 feet of the subject property on November 21, 2012. The site was posted on November 21, 2012. No written comments were received during the written public comment period. 12. A Determination of Non-Significance was issued for the proposed action on December 6, 2012. 13. The Planning Commission conducted a public hearing on the proposal at the December 12, 2012, regular meeting. Conclusions: Based on the information provided in the Department of Community and Economic Development Staff Report for CUP 12-07 dated December 12, 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: Conditional Use Permit CUP 12-07 Volturno Page 7 December 12, 2012 1. As conditioned, the proposal is consistent with the intent of the Comprehensive Plan, specifically with Land Use Element Residential Goal A and Policy A.2; and Goal C and Policy C.2, Housing Element A.6 and B.6. and with Section 17.10 PAMC (RS-7 zone). 2. The application was processed consistent with requirements for a conditional use permit as specified in PAMC 17.96.050, and with the requirement for an accessory residential unit per PAMC 17.10.040(A). 3. As conditioned, the proposal is consistent with PAMC Chapter 14.40 (Parking Ordinance). 4. The use is in the public interest as it allows for a variety of housing opportunities. 5. The City's responsibility under the State Environmental Policy Act in review of the proposal has been satisfied by issuance of a Determination of NonSignificance. Conditional Use Permit CUP 12-07 Volturno Page 8 December 12, 2012 ATTACHMENT B COMPREHENSIVE PLAN AND ZONING ORDINANCE INFORMATION COMPREHENSIVE PLAN Residential Land Use Element Goal A Policy A 2: 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. Goal C: To have a community of viable districts and neighborhoods with a variety of residential opportunities for personal interaction, fulfillment and enjoyment, attractive to people of all ages, characteristics and interests. Policy C 2: 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. Housing Element Policy A.6: Accessory residential units should be allowed in certain residential zones, upon approval of a Conditional Use Permit. Policy B 6: Adequate low and moderate income housing opportunities should be provided within the Port Angeles Planning Area. ZONING ORDINANCE The Zoning Ordinance is the primary implementing ordinance for the Comprehensive Plan. It establishes what types of uses are permitted and where they may be located in the City. It also establishes definitions of uses, and minimum design standards for such uses. Like the Comprehensive Plan, any project proposed in the City must be consistent with the regulations of the zone in which it is located. The Zoning Map identifies the subject property as Residential Single Family (RS-7). The purpose and intent of the RS-7 zone is as follows: "This is a low density residential zone intended to create and preserve urban single family residential neighborhoods consisting ofpredominantly single family homes on standard Townsite-size lots. Uses which are compatible with and functionally related to a single family residential environment may also be located in this zone" PAMC 17.96.050 (Conditional Use Permit) states that the Planning Commission may grant a conditional use permit approval which is: 1) consistent with the zone in which the proposal is located; 2) consistent with the Comprehensive Plan; and 3) not contrary to the public use and interest. Appropriate conditions may be made to ensure compliance with these criteria. Denial of an application may be made should the proposed use defeat the purpose of the zone by introducing incompatible, detrimental or hazardous conditions. Conditional Use Permit CUP 12-07 Volturno Page 9 December 12,2012 PAMC 17.96.050 specifies procedures for the review and processing of conditional use permit applications, as follows: 17.96.050 Conditional Use Permit A. The Planning Commission shall consider applications for Conditional Use Permits of uses 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. The Planning Commission may refuse to issue a Conditional Use Permit if the characteristics of the intended use as related to the specific proposed site are such as would defeat the purpose of these Zoning Regulations by introducing incompatible, detrimental, or hazardous conditions. B. In each application the Planning Commission may impose whatever restrictions or conditions they consider essential to protect the public health, safety, and welfare, and to prevent depreciation Of neighboring property. C. Purpose of a Conditional Use Permit: The purpose of a Conditional Use Permit shall be to assure that the maximum degree of compatibility between uses shall be attained. The purpose of these regulations shall be maintained with respect to the particular use of the particular site and in consideration of other existing and potential uses within the general area in which such use is to be located. Appl. #222=10 f 2. -G 7 APPLICANT/OWNER INFORMATION: ` i Z -z / Applicant:PQ bO Yb�(/1 \l/Q[-fl)CVL' Address: T &4 -Payt &pV j&ja Daytime phone#: +14- 51(025 Applicant's representative if other than applicant): ,(! Address: Bi)y oqce Daytime phone#: Property owner(if other than applicant): Address: Daytimephone#: PROPERTY INFORMATION: Street address: 1 Legal description: PS co-o to Col oy.w %W tOs t01h LT (O t1 W2- L-Ot H 81.-C7 Zoning: Comprehensive Plan designation: Property dimensions: l C5,\ 1I{0 Property area(total square feet):_ 10,Soo Physical characteristics(i.e.,flat,sloped,vacant,developed,etc.): -ext - &--=O PROPOSED USE INFORMATION: //�� Please describe the proposed conditional use: C anclnc rA LStP WJ216n, dAAY-. 11 AA Q 90 [Qt IYMd:ZQ '140 s k�OW s Number of employees: Hours of operation: Number of on-site parking spaces: Building area (total square feet of floor area for the proposed activity): Sf SIGNATURES: Applicant: Icertify that all of the above statements are true and complete to the best of my knowledge and acknowledge that wilful misrepresentation of information will terminate this permit application. I have read this application in its entirety and understand that my submittal will be reviewed for completeness. If found to be complete the application will be scheduledfor the next available Planning Commission meeting. Ifnot complete, when requested information has beA:: e application will be scheduled for the next available meeting. Signature Date 7,0 41,91 20 i,Z_- Owner(if other than applicant): I am the owner of the subject property identified herein and approve of this application. Signature Date For Staff Use Only: Permit No. Appl. complete Add. Info requested V NOV 2 02 t2 _ �Y�► PflP�r AIGELES { - manit �i .velopmer, .of(, y 25'X40 Cloo sf) ` Dff� DeMo V ' R2t7F� tZj 1�l ✓J Ij i i i t ' I Po o , N �J�6�04 [AMA 51- 321 JY {fr 310 ' i • f f 315 1 ' r ,off ' 1214 1209 1203 : MAIM" 0 4 F l I 1215 i 1221 �' r1f P R NGELES W A S H I N GTO N, U. S. A. Community & Economic Development Department December 17, 2012 Ms. Annie O'Rourke Drafting Solutions P.O. Box 1246 Port Angeles, WA 98362 RE: Conditional Use Permit—CUP 12-07 Volturno— 1203 Georgiana Street Dear Annie: As you know, following a public hearing conducted on December 12, 2012, the Planning Commission approved the above referenced conditional use permit subject to the following three conditions of approval: Conditions: 1. Separate electrical and water meters are required for each dwelling unit. Addressing for each dwelling unit shall be clearly identified as 1203 and 1203'/2 Georgiana Street. Address numbers must be at least six (6) inches in height and readily visible from the street and of contrasting color from their background. 2. Two (2) off-street parking spaces are required for each residential dwelling unit for a total of four(4) spaces. Parking spaces shall be constructed to Public Works and Utilities Department standards. Driveway and site access shall be constructed to Public Works and Utilities Department standards. 3. All utility improvements including water, sanitary sewer, storm drainage and power are to be completed to the satisfaction of the Public Works and Utilities Department. Separate water and electric meters are required for the Accessory Residential Unit. The use for which the conditional use permit has been approved must commence within 1 year of approval or an extension will be needed. As you know, all aspects of the building permit process will be separately reviewed. If you have any questions regarding the permit, please don't hesitate to contact this Department. Sincerely, Sue Roberds r Planning Manager Cc: Public Works and Utilities Customer Service Phone: 360-417-4750 / Pax: 360-417-4711 Website: www.cityofpa.us / Email: smartgrowth@cityofpa.us 321 East Fifth Street - P.O. Box 1150 / Port Angeles, WA 98362-0217 Planning Commission Minutes December 12,2012 Page 2 CONDITIONAL USE PERMIT — CUP 12-07 — VOLTURNO — 1203 Georsiana Street: Request to convert a single family residence to become an accessory residential unit by construction of a new primary residence on a site located in the RS-7 Residential Single Family zone. Associate Planner Scott Johns reviewed the staff report recommending approval of the conditional use permit with conditions. Following brief discussion regarding site development, Chair Miller opened the public hearing. Annie O'Rourke, Drafting Solutions, P.O. Box 1246, Port Angeles indicated that she had reviewed the report and were in agreement. She indicated that she is aware that there needs to be a little more clearance between the proposed structure and the existing garage and will work with staff to make those changes. She saw no other issues of concern to discuss. There being no further comment, Commissioner Reiss moved to approve the conditional use permit with the following conditions,findings, and conclusions: Conditions: 1. Separate electrical and water meters are required for each dwelling unit. Addressing for each dwelling unit shall be clearly identified as 1203 and 1203%2 Georgiana Street. Address numbers must be at least six (6) inches in height and readily visible from the street and of contrasting color from their background. 2. Two (2) off-street parking spaces are required for each residential dwelling unit for a total of four(4) spaces. Parking spaces shall be constructed to Public Works and Utilities Department standards. Driveway and site access shall be constructed to Public Works and Utilities Department standards. 3. All utility improvements including water, sanitary sewer, storm drainage and power are to be completed to the satisfaction of the Public Works and Utilities Department. Separate water and electric meters are required for the Accessory Residential Unit. Findings: Based on the information provided in the Community and Economic Development Staff Report for CUP 12-07 dated December 12, 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: 1. Annie O'Rourk of Design Solutions submitted a conditional use permit application on behalf of Deborah Volturno,the property owner for an accessory residential unit on November 20, 2012. 2. 17.08.010 "B" PAMC defines an Accessory Residential Unit(ARU) as " - a dwelling unit which is incidental to a detached single family residence, is subordinate in space (i.e.,fifty percent or less space than the single family residential use), and is located on the same zoning lot as the single family residence. An accessory residential unit is served by water and electrical service that is separate from the primary residential service and has a separate address. " Section 17.10.010 PAMC provides that accessory residential units are permitted as conditional uses in the RS-7 Residential Single Family zone. Planning Commission Minutes December 12,2012 Page 3 3. The proposed site is legally described as being Lot 10 and the west 1/2 of Lot 11, Block 10 of Puget Sound Cooperative Colony Subdivision. The site is located at 1203 Georgiana Street and is developed with a single family residential structure and a detached garage. The existing detached garage structure will be reduced by approximately 220 square feet. A new residential structure will be constructed and will become the primary structure while the existing residential structure will become the accessory residence. The new primary residential unit will contain 1,708 sq. ft. of habitable area and additional garage space. The ARU (the currently existing residence) will remain at approximately 750 sq. ft. of habitable area or 44%the size of the primary unit. 4. The site is zoned Residential Single Family (RS-7) and is 10,500 sq. ft. in area. Minimum lot size in the RS-7 zone is 7,000 sq. ft. in area. 5. The subject site is located on a corner lot, on the north side of the Georgiana/Jones Street in the City's East Planning Area. Development in the neighborhood includes predominately single family residential uses with Olympic Medical Center located within 3 blocks and the Front Street commercial corridor located one block to the south. 6. The Comprehensive Plan Land Use Map designates the site and surrounding area as Commercial., The City's Comprehensive Plan goals and policies were reviewed for consistency with the proposal. Land Use Element Goal A and Policy A.2 and C.2, and Housing Element A.6 and B.6, were found to be specific to the proposal and are listed as Attachment B to the December 12, 2012, staff report. 7. Per 14.40.0.060(D) PAMC requires that residential uses throughout the City are required to provide a minimum of two (2) off street parking spaces for each residential unit. Site development provides four(4) off street parking spaces for the two (2) residential units. 8. Per 17.96.050 PAMC, the Planning Commission shall consider applications for conditional use permits 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. Conditional uses shall be evaluated to determine if the characteristics of the intended use as related to the specific proposed site would defeat the purpose of the City's Zoning Regulations by introducing incompatible, detrimental, or hazardous conditions. 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. The City's Comprehensive Plan was reviewed for consistency with the proposal. 9. 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. 10. Site access must comply with Public Works and Utilities Standards. Existing access to the subject site is via Jones Street. Access to the new primary residential use will also be via Jones Street. Jones Street is an improved City street. Planning Commission Minutes December 12,2012 Page 4 11. Notification of the proposed action and conditional use permit application was placed in the Peninsula Daily News on November 22, 2012. Public notice was mailed to property owners within 300 feet of the subject property on November 21, 2012. The site was posted on November 21, 2012. No written comments were received during the written public comment period. 12. A Determination of Non-Significance was issued for the proposed action on December 6, 2012. 13. The Planning Commission conducted a public hearing on the proposal at the December 12, 2012,regular meeting. Conclusions: Based on the information provided in the Department of Community and Economic Development Staff Report for CUP 12-07 dated December 12, 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. As conditioned,the proposal is consistent with the intent of the Comprehensive Plan, specifically with Land Use Element Residential Goal A and Policy A.2; and Goal C and Policy C.2, Housing Element A.6 and B.6. and with Section 17.10 PAMC (RS-7 zone). 2. The application was processed consistent with requirements for a conditional use permit as specified in PAMC 17.96.050, and with the requirement for an accessory residential unit per PAMC 17.10.040(A). 3. As conditioned,the proposal is consistent with PAMC Chapter 14.40 (Parking Ordinance). 4. The use is in the public interest as it allows for a variety of housing opportunities. 5. The City's responsibility under the State Environmental Policy Act in review of the proposal has been satisfied by issuance of a Determination of NonSignificance. Commissioner Boyle seconded the motion,which passed 5—0. Planning Commission Minutes December 12,2012 Page 5 COMMUNICATIONS FROM THE PUBLIC None STAFF REPORTS Planner Johns reported that he continuing to work with the Department of Ecology (DOE) to accept the City's submittal of its revised Shoreline Master Program. He has responded to DOE's initial letter of rejection of the submittal by making DOE recommended non substantive changes that are outside of those issues that would require public review. Once DOE accepts the submittal, substantive changes may be suggested following that review process, but at this point, the ball is in DOE's court. Commissioner Morris asked about the difference between the terminology "mitigation" versus "restoration." Planner Johns described the difference in terminology and resulting practice. REPORTS OF COMMISSION MEMBERS None ADJOURNMENT The meeting adjourned at 6:24 p.m. Sue Roberds, Secretary David Miller, Chair PREPARED BY: S. Roberds • 0 TGELESNf �- W A S H I N G T O N, U. S. A. ® DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT TO: Planning Commission FROM: Scott Johns, Associate Planner DATE: December 12, 2012 RE: Conditional Use Permit - CUP 12-07 APPLICANT: Deborah Volturno OWNER: Same LOCATION: 1203 Georgiana Street REQUEST: Accessory Residential Unit in an RS-7 Residential Single Family zone RECOMMENDATION The Planning Division recommends that the Planning Commission approve CUP 12-07 with 3. conditions, citing 13 findings and 5 conclusions in support of that action as listed in Attachment A to this staff report. EXISTING CONDITIONS IN AREA The subject property is located at 1203 Georgiana Street, the corner of Jones and Georgiana Streets. The subject lot contains one and a half platted lots (Lots 10 and the west % of Lot 11) and is 10,500 square feet in area. Other neighborhood lots are typical in size and dimension for the RS-7 zone being platted at 50'x 140' in size and similar to the subject lot being one and one half lot combinations. No environmentally sensitive areas exist on the site or in the general vicinity and the site is not located within a flood plain. The ARU site is accessed from either Jones Street or the Georgiana/Caroline alley. The site is developed with a single family residence and detached garage. The application and site maps are attached as Attachment C. Development in the area predominately consists of single family residential uses, however, both office and commercial uses are located within one block of the site. The City's Comprehensive Plan Map designates the general area as Commercial (C). AGENCY COMMENTS City Departments reviewed the proposal and provided the following comments: The Fire Department had no objections or comments. The Public Works and Utilities Department commented: 1. Four(4) off street parking spaces will be required. 2. Separate electrical and water meters are required for each unit. 3. The driveway shall be constructed to City standards. Conditional Use Permit CUP 1*Volturno Page 2 December 12,2012 The Building Division of Department of Community and Economic Development will require a building permit for the construction. Construction will be per International Residential Code requirements. PUBLIC COMMENT Notification of the proposed action was placed in the Peninsula Daily News on November 22, 2012, posted on the site on November 20, 2012, and mailed to property owners within 300 feet of the subject property on November 21, 2012. No written comment was received during the public comment period that ended on December 5, 2012. COMPREHENSIVE PLAN REVIEW The Comprehensive Plan establishes the long range goals and policies of the City. Any project proposed in the City must be consistent with the goals and policies of the Comprehensive Plan. The Comprehensive Plan Land Use Map identifies the site as being in the East Planning Area and designates the site as being Commercial (C). The Comprehensive Plan's policies have been reviewed with regard to the proposed application and the policies identified in Attachment B to this staff report are found to be the most relevant to the proposal. Single family and multi-family residences are legitimate components of district development. The proposal would allow for a density that is in compliance with low density residential areas. ZONING ORDINANCE REVIEW The Zoning Ordinance is the primary implementing ordinance for the Comprehensive Plan. It establishes what types of uses are permitted in specific zones, definitions of uses, and minimum design standards for such uses. Like the Comprehensive Plan, any project proposed in the City must be consistent with the regulations of the zone in which it is located. The Zoning Map identifies the subject property as RS-7 Residential Single Family. Surrounding properties to the north and east are also zoned RS-7 Residential Single Family; directly west across Jones Street is zoned Commercial Office CO, and the area one half block to the south is zoned Commercial Arterial CA. Specific sections applicable to accessory residential development in the RS-7 are listed below for reference. Port Angeles Municipal Code (PAMC) Section 17.10.010 states the purpose of the RS-7 Zone is"a low density residential zone intended to create and preserve urban single family residential neighborhoods consisting of predominantly single family homes on standard Townsite-size lots. Uses which are compatible with and functionally related to a single family residential environment may also be located in this zone..." Port Angeles Municipal Code (PAMC) Section 17.08.040(A) establishes that accessory residential units are permitted in the RS-7 zone by conditional use permit. PAMC Section 17.08.010(B) defines an Accessory Residential Unit as "a dwelling unit which is incidental to a detached single family residence, is subordinate in space (i.e., fifty percent or less space than the single family residential use), and is located on the same zoning lot as the single family residence. An accessory residential unit is served by water and electrical service that is separate from the primary residential service and has a separate address." STAFF ANALYSIS On November 20, 2012, an application for the construction of a primary residence to replace an existing residential structure as the primary residence and convert the existing residence to an Conditional Use Permit CUP 19 Volturno � Page 3 December 12,2012 accessory residence was received from Design Solutions on behalf of the property owner, Deborah Volturno. The existing residential structure contains approximately 750 square feet of habitable area. A single car garage covering 850 square feet of the site. The plans submitted indicate that a 10-foot section of the garage will be removed to facilitate the new structure, resulting in a reduction of 220 square feet from the garage. The new residential structure will be placed toward the rear of the lot and will gain access from Jones Street. A single car garage will be included in the new two storey structure. Habitable space will occupy portions of the ground floor and the entire second floor, comprising a total of 1,708 square feet. Once the new residence is completed, it will become the primary residence and the existing residence will become subordinate. The accessory structure habitable area will then be 44% of the area of the new primary residence. An ARU may be no larger than 50%the size of the primary unit. As indicated in the table below, the required setbacks and lot coverage conform to present day regulations. RS-7 Zone Required Existing Proposed Lot area 7,000 sq. ft. 10,500 sq. ft. No change Lot width 50'Minimum 75' No change Setbacks - Rear/Side 7' side 12' east side 7' East side 13' Side facing street 18' west side 15'west side 20'Rear 20' Rear 20' rear Lot Coverage 30% Maximum 18% 26% Single Family Residence 750 sq. ft. No change existing (new ARU) New residential 1708 sq. ft. Structure/Unit proposed (New Primary residence) New garage (below new 216 sq. ft. primary residence) Accessory structure 956 sq. ft. 736 sq. ft. garage. (Existing) PAMC 14.40.060(D)requires 2 off-street parking spaces for each residential unit for a total of 4 off- street parking spaces. The existing single car garage will remain on site and a single car garage will be included in the new primary residence. An existing paved area 20 feet wide and 18 feet deep exists between the property line abutting Jones Street and the existing garage will provide parking area. In addition, the submitted plans indicate a second driveway large enough for a single vehicle to park entirely on the subject site is planned. Adequate area to park 4 individual vehicles is provided. The subject lot is 10,500 square feet in area and is located on a corner lot. The minimum building set backs from a side yard facing a street is 13 feet and set backs from front and rear property lines are 20 feet each. Plans submitted indicate that the structures currently meet those setback requirements and that the proposed new structure will also meet the required setbacks. Conditional Use Permit CUP lie Volturno • Page 4 December 12,2012 Separate utility connections for both water and electricity will be required for the occupancy. The proposal is consistent with the relevant sections of the Port Angeles Municipal Code and the Comprehensive Plan. STATE ENVIRONMENTAL POLICY ACT (SEPA) REVIEW AND COMPLIANCE A Determination of Non-Significance was issued by the City's Responsible Official on December 6, 2012, for the proposal. This satisfies the City's responsibility under the State Environmental Policy Act (SEPA). Attachments: A-Conditions,Findings,and Conclusions B -Zoning Ordinance,Comprehensive Plan,and Other Municipal Code References C—Application,site plan,and map Conditional Use Permit CUP *Volturno • Page 5 December 12,2012 ATTACHMENT A CONDITIONS, FINDINGS, AND CONCLUSIONS IN SUPPORT OF CUP 12-07 Conditions: 1. Separate electrical and water meters are required for each dwelling unit. Addressing for each dwelling unit shall be clearly identified as 1203 and 1203% Georgiana Street. Address numbers must be at least six (6) inches in height and readily visible from the street and of contrasting color from their background. 2. Two (2) off-street parking spaces are required for each residential dwelling unit for a total of four(4) spaces. Parking spaces shall be constructed to Public Works and Utilities Department standards. Driveway and site access shall be constructed to Public Works and Utilities Department standards. 3. All utility improvements including water, sanitary sewer, storm drainage and power are to be completed to the satisfaction of the Public Works and Utilities Department. Separate water and electric meters are required for the Accessory Residential Unit. Findinzs: Based on the information provided in the Community and Economic Development Staff Report for CUP 12-07 dated December 12, 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: 1. Annie O'Rourk of Design Solutions submitted a conditional use permit application on behalf of Deborah Volturno, the property owner for an accessory residential unit on November 20, 2012. 2. 17.08.010 `B"PAMC defines an Accessory Residential Unit (ARU) as "- a dwelling unit which is incidental to a detached single family residence, is subordinate in space (i.e.,fifty percent or less space than the single family residential use), and is located on the same zoning lot as the single family residence. An accessory residential unit is served by water and electrical service that is separate from the primary residential service and has a separate address. " Section 17.10.010 PAMC provides that accessory residential units are permitted as conditional uses in the RS-7 Residential Single Family zone. 3. The proposed site is legally described as being Lot 10 and the west '/i of Lot 11, Block 10 of Puget Sound Cooperative Colony Subdivision. The site is located at 1203 Georgiana Street and is developed with a single family residential structure and a detached garage. The existing detached garage structure will be reduced by approximately 220 square feet. A new residential structure will be constructed and will become the primary structure while the existing residential structure will become the accessory residence. The new primary residential unit will contain 1,708 sq. ft. of habitable area and additional garage space. The ARU (the currently existing residence).will remain at approximately 750 sq. ft. of habitable area or 44% the size of the primary unit. 4. The site is zoned Residential Single Family(RS-7) and is 10,500 sq. ft. in area. Minimum lot size in the RS-7 zone is 7,000 sq. ft. in area. 5. The subject site is located on a corner lot, on the north side of the Georgiana/Jones Street in Conditional Use Permit CUP 10 Volturno • Page 6 December 12, 2012 the City's East Planning Area. Development in the neighborhood includes predominately single family residential uses with Olympic Medical Center located within 3 blocks and the Front Street commercial corridor located one block to the south. 6. The Comprehensive Plan Land Use Map designates the site and surrounding area as Commercial. The City's Comprehensive Plan goals and policies were reviewed for consistency with the proposal. Land Use Element Goal A and Policy A.2 and C.2, and Housing Element A.6 and B.6, were found to be specific to the proposal and are listed as Attachment B to the December 12, 2012, staff report. 7. Per 14.40.0.060(D) PAMC requires that residential uses throughout the City are required to provide a minimum of two (2) off street parking spaces for each residential unit. Site development provides four(4) off street parking spaces for the two (2) residential units. 8. Per 17.96.050 PAMC, the Planning Commission shall consider applications for conditional use permits 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. Conditional uses shall be evaluated to determine if the characteristics of the intended use as related to the specific proposed site would defeat the purpose of the City's Zoning Regulations by introducing incompatible, detrimental, or hazardous conditions. 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. The City's Comprehensive Plan was reviewed for consistency with the proposal. 9. 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. 10. Site access must comply with Public Works and Utilities Standards. Existing access to the subject site is via Jones Street. Access to the new primary residential use will also be via Jones Street. Jones Street is an improved City street. 11. Notification of the proposed action and conditional use permit application was placed in the Peninsula Daily News on November 22, 2012. Public notice was mailed to property owners within 300 feet of the subject property on November 21, 2012. The site was posted on November 21, 2012. No written comments were received during the written public comment period. 12. A Determination of Non-Significance was issued for the proposed action on December 6, 2012. 13. The Planning Commission conducted a public hearing on the proposal at the December 12, 2012, regular meeting. Conclusions: Based on the information provided in the Department of Community and Economic Development Staff Report for CUP 12-07 dated December 12, 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: Conditional Use Permit CUP 1Is Volturno • Page 7 December 12,2012 1. As conditioned, the proposal is consistent with the intent of the Comprehensive Plan, specifically with Land Use Element Residential Goal A and Policy A.2; and Goal C and Policy C.2, Housing Element A.6 and B.6. and with Section 17.10 PAMC (RS-7 zone). 2. The application was processed consistent with requirements for a conditional use permit as specified in PAMC 17.96.050, and with the requirement for an accessory residential unit per PAMC 17.10.040(A). 3. As conditioned, the proposal is consistent with PAMC Chapter 14.40 (Parking Ordinance). 4. The use is in the public interest as it allows for a variety of housing opportunities. 5. The City's responsibility under the State Environmental Policy Act in review of the proposal has been satisfied by issuance of a Determination of NonSignificance. Conditional Use Permit CUP 10 Volturno Page 8 December 12, 2012 ATTACHMENT B COMPREHENSIVE PLAN AND ZONING ORDINANCE INFORMATION COMPREHENSIVE PLAN Residential Land Use Element Goal A Policy A 2: 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. Goal C: To have a community of viable districts and neighborhoods with a variety of residential opportunities for personal interaction, fulfillment and enjoyment, attractive to people of all ages, characteristics and interests. Policy C 2: 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. Housing Element Policy A.6: Accessory residential units should be allowed in certain residential zones, upon approval of a Conditional Use Permit. Policy B 6: Adequate low and moderate income housing opportunities should be provided within the Port Angeles Planning Area. ZONING ORDINANCE The Zoning Ordinance is the primary implementing ordinance for the Comprehensive Plan. It establishes what types of uses are permitted and where they may be located in the City. It also establishes definitions of uses, and minimum design standards for such uses. Like the Comprehensive Plan, any project proposed in the City must be consistent with the regulations of the zone in which it is located. The Zoning Map identifies the subject property as Residential Single Family(RS-7). The purpose and intent of the RS-7 zone is as follows: "This is a low density residential zone intended to create and preserve urban single family residential neighborhoods consisting of predominantly single family homes on standard Townsite-size lots. Uses which are compatible with and functionally related to a single family residential environment may also be located in this zone" PAMC 17.96.050 (Conditional Use Permit) states that the Planning Commission may grant a conditional use permit approval which is: 1) consistent with the zone in which the proposal is located; 2) consistent with the Comprehensive Plan; and 3) not contrary to the public use and interest. Appropriate conditions may be made to ensure compliance with these criteria. Denial of an application may be made should the proposed use defeat the purpose of the zone by introducing incompatible, detrimental or hazardous conditions. Conditional Use Permit CUP 10 Volturno Page 9 December 12,2012 PAMC 17.96.050 specifies procedures for the review and processing of conditional use permit applications, as follows: 17.96.050 Conditional Use Permit A. The Planning Commission shall consider applications for Conditional Use Permits of uses 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. The Planning Commission may refuse to issue a Conditional Use Permit if the characteristics of the intended use as related to the specific proposed site are such as would defeat the purpose of these Zoning Regulations by introducing incompatible, detrimental, or hazardous conditions. B. In each application the Planning Commission may impose whatever restrictions or conditions they consider essential to protect the public health, safety, and welfare, and to prevent depreciation of neighboring property. C. Purpose of a Conditional Use Permit: The purpose of a Conditional Use Permit shall be to assure that the maximum degree of compatibility between uses shall be attained. The purpose of these regulations shall be maintained with respect to the particular use of the particular site and in consideration of other existing and potential uses within the general area in which such use is to be located. ' 0 CITY OF PORT ANGELES NOTICE OF POSTING RE: R ��,_an - I JIM LIERLY, state that on the day of 2012, I posted said notice, a true copy of which is hereto attached an)d"made part hereof pursuant to Section 17.96.140 of the Port Anes Municipal Code, on the property y proposed for a land use action. AFFIANT Subscribed tome this�� day of 2012. ��T y NOTARY PUBLIC forithe State of _ M.020wMe = Washington, residing in Port Angeles Vforms/affidavitpostingjim CITY OF PORT ANGELES NOTICE OF MAILING RE: �- - I, SUE ROBERDS, state that on the day of 2012, I mailed said notice, a true copy of which is hereto attached and made part hereof pursuant to Section 17.96.140 of the Port Angeles Municipal Code, to the persons noted on the attached list. In addition, the notice was posted on the front lobby bulletin board in the main lobby of City Hall. AFFIANT Subscribed to me this day of v L� 2012. N ARY PUBLIC for the State of Washington, residing in Port Angeles Fstate ry Public WashingtonT/forsviSA M. HURD ffid SSION EXPII4ES 27,2014 CITY OF PORT ANGELES NOTICE OF PUBLIC NEARING NOTICE IS HEREBY GIVEN that on December 12, 2012, the CITY OF PORT ANGELES PLANNING COMMISSION will conduct a public hearing in consideration of an application to allow an ACCESSORY RESIDENTIAL UNIT in the RS-7 Residential Single Family zone as a conditional use. The existing residence will become the accessory residential, or second, smaller residential use on the site with a second, new single family residence being constructed on site. The public hearing will begin at 6 p.m., City Hall, 321 East Fifth Street, Port Angeles, Washington. Application information may be reviewed at the City Department of Community & Economic Development, City Hall, P.O. Box 1150, Port Angeles. City Hall is accessible to persons with,disabilities. Interested parties are invited to attend the meeting. Written comment must be submitted no later than December 5, 2012, to the Department of Community & Economic Development. STATE ENVIRONMENTAL POLICY ACT: It is anticipated that a determination of non significance will be issued for the project per WAC 197-11-355 following the end of the public comment period that will end on December 5, 2012. APPLICANT: Deborah Volturno LOCATION: 1203 Georgiana Street For further information contact: Sue Roberds, (360) 417-4750 PUB: 11/22/12 POST: 11/20/12 MAIL: 11121/12 T:\NOTICES\PCpublichearing.wpd Land Owner & AddMis Parcel Nulmber to Address Horst Thanheiser 06-03-00 53-0575 1129 Caroline S PO Box 2935 Port Angeles, WA 98362 Horst Thanheiser 06-30-00 53-0580 1131 Caroline St PO Box 2935 Port Angeles, WA 98362 Steven & Sandee Coulter 06-30-00 53-0585 402 N Jones St 862 Key Rd Port Angeles, WA 98362 Leonard & Linda Rasmussen 06-30-00 53-0640 1203 Georgiana St 1761 E 6th St Port Angeles, WA 98362 Kenneth Breitbach 06-30-00 53-0650 1215 Caroline St 1215 Caroline St Port Angeles, WA 98362 James & Bonnie Harper 06-30-00 53-0655 1217 Caroline St PO Box 2730 Port Angeles, WA 98362 Jack Estes 06-30-00 53-0665 1221 Caroline St 201 W 891h St #6F New York, New York 10024 Brian Bamer 06-30-00 53-1005 1230 Caroline St PO Box 98 Joyce, WA 98343 Cheryl Wilson 06-30-00 53-1010 1224 Caroline St 1224 Caroline St Port Angeles, WA 98362 Charles Simpson Jr 06-30-00 53-1015 1222 Caroline St PO Box 2821 Port Angeles, WA 98362 Karen Schoenfeldt 06-30-00 53-1020 1220 Caroline St 1220 Caroline St Port Angeles, WA 98362 Alan Posner 06-30-00 53-1025 1214 Caroline St 2434 Ih St Bremerton, WA 98337 Horst Thanheiser 06-30-00 53-1035 315 N Jones St PO Box 2935 Port Angeles, WA 98362 David & Leonard Chance 06-30-00 53-1100 316 N Jones St 3808 Park Knoll Dr Port Angeles, WA 98362 Thomas Pilon 06-30-00 53-1120 1130 Caroline St 1130 Caroline St Port Angeles, WA 98362 Shirley Baublits 06-30-00 53-1130 1126 Caroline St PO Box 1073 Port Angeles, WA 98362 Robert Houk 06-30-00 53-1070 121 Georgiana St 1221 Georgiana St Port Angeles, WA 98362 irjorie Madston 06-30-00 53-1075 25 Georgiana St 1025 E 3rd St Port Angeles, WA 98362 Dorthea Duckett 06-30-00 53-1080 1227 Georgiana St 1227 Georgiana St Port Angeles, WA 98362 James & Barbara Gresli 06-30-00 53-1305 1226 Georgiana St 601 Conner Rd Port Angeles, WA 98362 Denise Dimmel 06-30-00 53-1310 1224 Georgiana St 1218 Georgiana St Port Angeles, WA 98362 Denise Dimmel 06-30-00 53-1315 1218 Georgiana St 1218 Georgiana St Port Angeles, WA 98362 Linda Nutter 06-30-00 53-1320 1214 Georgiana St 1701 E 3rd St Port Angeles, WA 98362 Donald & Karen Sargent 06-30-00 53-1328 1206 Georgiana St 1212 Georgiana St Port Angeles, WA 98362 Bryan & Mindy Crawford 06-30-00 53-1325 1206 Georgiana St 2415 W 10t' St Port Angeles, WA 98363 Warren Gregory Sparks 06-30-00 81-0105 1122 Caroline St 1122 Caroline St Port Angeles, WA 98362 Sequim Land 1 LLC 06-30-00 81-0110 1120 Caroline ST 65 Juniper Mobile Estates Se uim, WA 98382 Earl Zink 06-30-00 81-0150 1117 Georgiana 2717 E Sunny Brook Meadows St Port Angeles, WA 98362 James Dryke 06-30-00 81-0155 1121 Georgiana St 1251532"dStE Edgewood, WA 98372 James Dryke 06-30-00 53-1140 1125 Georgiana St 1251532"dStE Ed ewood, WA 98372 Steve & Lynette Dryke 06-30-00 53-1150 310 N Jones St 1111 Georgiana St Port Angeles, WA 98362 Robert Jones 06-30-00 53-1050 1209 Georgiana St 1209 Georgiana St Port Angeles, WA 98362 Denise Dryke 06-30-00 53-1065 1215 Georgiana St 1215 Georgiana St Port Angeles, WA 98362 Thomas Larosa 06-30-00 53-1330 1202 Georgiana St 300 E Bluff Dr Port Angeles, WA 98362 `-T camas Blore 06-30-00 53-12004 N Jones St PO Box 1272 Se uim, WA 98382 Thomas Blore 06-30-00 53-1205 7216 N Jones St PO Box 1272 Se uim, WA 98382 Thomas Blore 06-30-00 53-1210 1130 Georgiana St PO Box 1272 Se uim, WA 98382 W Thomas & Nancy Cleaves 06-30-00 53-1220 1128 Georgiana St PO Box 545 Virginia City, NV 89440 Sylvia Jones 06-30-00 81-0400 122 Georgiana St 1122 Georgiana St Port Angeles, WA 98382 Glen & Kathy Hart 06-30-00 81-0405 1118 Georgiana St 505 Spike Lane Forks, WA 98331 Charles Turner, James & Linda Debord 06-30-00 53-1230 1129 E Front St 1129 E Front St Port Angeles, WA 98362 Joy Siemion 06-30-00 53-1250 210 N Jones St 622 Angeles Ridge Rd Port Angeles, WA 98362 Harold Everett 06-30-00 53-1335 N Jones St 1205 E Front St Port Angeles, WA 98362 Harold Everett 06-30-00 53-1340 1205 E Front St 1205 E Front St Port Angeles, WA 98362 William & Frances Feeley 06-30-00 53-1350 1215 E Front St 1215 E Front St Port Angeles, WA 98362 Paula Rene Smith 06-30-00 53-1355 1223 E Front St 1223 E Front St Port Angeles, WA 98362 d AI . . 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MFJ5 t F TY "PORT 1GELES 0 of Community ri .velopment 25x40' to C3�sf� - n o V ` PaA 5sf oS• � i I 1 i (1+1 '231 i Ile i i Appl. #2jL=P lz -6 7 APPLICANDOWNER INFORMATION: /�f'�C �2 -Z � Applicant: PO- / bDY?RV, �[O("I V(-no �l ,,f Address: � & f Daytime phone#: `fes - !> ab Applicant's representative(if other than applicant): I�t.�.P Address: FD �jt`� Daytimephone#: Property owner(if other than applicant): Address: Daytimephone#: PROPERTY INFORMATION: Street address: Legal description: PS CO-010 Cblon ( %W t s to h LT t0 A W2- �-O t'l I IBI-to Zoning: Comprehensive Plan designation: Property dimensions: 115,k 1 v Property area(total square feet): 10,500 Physical characteristics(i.e.,flat,sloped,vacant,developed,etc.): PROPOSED USE INFORMATION: Please describe the proposed conditional use: ��Sfi �l 2'S�D _MaA,Y� dtd)- I AA0 Mn 110t ricAq 6AM WOO. G� 14as� S( (ty be trzdubollwab) l S Number of employees: Hours of operation: Number of on-site parking spaces: Building area (total square feet of floor area for the proposed activity): SIGNATURES: Applicant: I certify that all of the above statements are true and complete to the best of my knowledge and acknowledge that wilful misrepresentation of information will terminate this permit application. I have read this application in its entirety and understand that my submittal will be reviewed for completeness. If found to be complete the application will be scheduledforthe next available Planning Commission meeting. Ifnot complete, when requested information has been r ceived the application will be scheduled for the next available meeting. Signature Date 2,-o /1/10,, 2,91,7—, Owner(if other than applicant): I am the owner of the subject property identified herein and approve of this application. Signature Date For Staff Use Only: Permit No. Appl. complete Add. Info requested s - N T r ktl w CN �x LO N N a G1 Q N LO T M ` M • O N T �1 o T yf�'