HomeMy WebLinkAbout123 Forest Avenue 123 Forest Avenue CUP 05-04
pT GELtIs
W A S' H ..I N G T ON; U. S. A.
Economic.&-Community Development
September 19„2005
Ms. Kristina Larsen ~
123 Forest•Avenue
Port Angeles,'WA . 98362
Re: Conditional Use Permit-CUP 05-04
123 Forest Avenue
Dear Ms. Larsen:
As you know, following a public hearing conducted on.September 14, 2005,the City's Planning
Commission approved a conditional use permit to allow an accessory residential unit at 123 Forest
Avenue with'the following conditions:
Conditions:.
1: Building permits must be obtained 'and separate water and electrical meters'are
required for each dwelling unit. Addressing for the accessory.residential unit shall be
clearly identified as,123 1/2 for emergency.purposes.
2: Two:(2),off-street parking,spaces are required for each residential dwelling unit for a
total of four(4) spaces. Additionally, as long as the home occupation is active on-
site, an additional two (2) off-street spaces'shall be maintained within the dedicated
parking area on the subject property for a total of six (6) spaces. Parking for the use
must be located on the site.
A building permits must be obtained for the,construction and utility placement and the accessory,
residential unit shall be clearly identified by address letters visible from the accessing right-of-way.
The'decision of the Planning Commission is final unless appealed within 14 days of the decision.to the '.
City Council. Ifyou have any fu rtiicr questions,please don't hesitate to contact this office.
Sincerely;
Sue Roberds,'As ciate Planner
Community.Development Coordinator
cc: Building Division-:
Public W6rks and Utilities
Phone: 360-417-4750 / Fax: 360-417-4711
Website: www.cityofpa.us./ Email: smartgrowth@cityofpa.us .
. 32 1 East Fifth Street,= P.O. Box 1150 - Port Angeles, WA 98362-021,7
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ADDRESS SERVICE REQUESTED
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Ms. Kristina Larsen
123 Forest Avenue ;
_ Port Angeles,-WA 98362 -
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Economic & Community Development
�s September 19,2005
j Ms.Kristina Larsen
123 Forest Avenue
Port Angeles,WA 98362
Re: Conditional Use Permit-CUP 05.04
123 Forest Avenue
4 x e Dear Ms. Larsen: -
3 , _ As you know,following a public hearing conducted on September 14, 2005,the City's Planning .
: Commission approved a conditional use permit to allow an accessory residential unit at 123 Forest
k Avenue with the following conditions:.
Conditions:
l. Building permits must be obtained and separate water and electrical meters are
required for each dwelling unit. Addressing for the accessory.residential unit.shall be
Clearly identified as 123 1/2 for emergency purposes.-
WS
2: Two (2) off-street parking spaces are required for each residential dwelling unit for a
total of four(4).spaces. Additionally, as long as the home occupation.is active on
site, an additional two (2) off-street spaces shall be maintained within the dedicated
Y parking area on the subject property for a total of six (6) spaces. Parking for the use
must be located on the site.
Ab permits must be obtained for the construction and utility placement and the accessory
residential unit shall be clearly identified by address letters visible from the accessing right-of-way.
PIR The decision of the Planning Commission is final unless appealed within-14 days of the decision to the
City Council. If you have any further questions,please don't hesitate to contact this office.
Sincerely,
y
Sue Roberds,As�Zciate Planner
js- Community Development Coordinator
cc: Building Division
Public Works and Utilities
Phone: 360-417-4750/Fax: 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
September 14,2005
Page 2
CONDITIONAL USE PERMIT - CUP 05-04 - LARSEN, 123 Forest Avenue:
Proposal to construct an accessory residential unit in the RS-7 Residential Single
Family zone.
Associate Planner Scott Johns reviewed the Community & Economic Development
Department's staff report recommending approval of the conditional use permit with conditions.
Chair Rasmussen asked why,with the amount of land available to the applicant that she had
not sought permission to construct a duplex rather than an ARU. Planner Johns suggested that the
question be posed to the applicant.
Chair Rasmussen indicated that those who testify must sign the"Sign In"log and affirm that
their testimony will be truthful to the best of their knowledge. He then opened the public hearing.
Kristina Larsen, 123 Forest Avenue, indicated that she owned and resided at the site and
her intention was to provide a suitable residential unit for her parents and was not interested in
managing a duplex rental unit at this time.
There being no further testimony, Chair Rasmussen closed the public hearing. Following
brief discussion, Commissioner Kalish moved to approve the conditional use permit(CUP 05-
04) with the following conditions and citing the noted findings and conclusions:
Conditions:
1. Building permits must be obtained and separate water and electrical meters are required for
each dwelling unit. Addressing for the accessory residential unit shall be clearly identified
as 123 1/2 for emergency purposes.
2. Two (2) off-street parking spaces are required for each residential dwelling unit for a total
of four (4) spaces. Additionally, as long as the home occupation is active on-site, an
additional two(2)off-street spaces shall be maintained within the dedicated parking area on
the subject property for a total of six (6) spaces. Parking for the use must be located on the
site.
Findings:
1. Kristina Larsen submitted a Conditional Use Permit application for an accessory residential
unit (ARU) on July 29, 2005, to allow the construction of a second residential use at 123
Forest Avenue. Ms. Larsen is the property owner.
2. The site is legally described as Lots 14 & 15 , Block 26, Fogarty and Dolan's Addition to
Port Angeles and is found in the RS-7 Residential Single Family zone. The site is 100'x 125'
in size for a total of 12,500 square feet in area.
3. The site is found in the City's South Central Planning Area.
4. A primary residential unit and a detached accessory structure are located on the site with
access off the Fogarty/Forest Alley. The accessory structure is a garage that can
Planning Commission Minutes
September 14,2005
Page 3
accommodate one vehicle but is mainly used for storage purposes. Access to the main site
also exists from Forest Avenue.
5. The applicant conducts a single person beauty shop use as a home occupation at the subject
residence by a permit approved in 2003.
6. The Comprehensive Plan Land Use Map designates the site as Low Density Residential
(LDR). Adjacent designations are LDR. The Comprehensive Plan's goals and policies have
been reviewed with regard to the proposed application and the policies identified in
Attachment B to this staff report appear to be the most relevant to the proposal. Housing
Element policies(A.6 and B.6)and Residential Goals(A.2 and C.2) specifically encourage
accessory residential units in residential single family zones on a case by case basis.
7. PAMC Section 17.10.010 states the purpose of the RS-7 Zone as"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
compatible with and functionally related to a single family residential environment may also
be located in this zone." The RS-7 zone standards are further defined in Attachment B to this
report.
8. The existing single family residential structure has an building footprint of approximately
1560 square feet. The existing accessory structure is 760 square feet in size for a total lot
coverage of 24%. The proposed accessory residential unit is 660 square feet in area for a
proposed total square footage of 2980 or 23%. A ARU may be 50%the size of the primary
unit. The applicant has indicated a desire to somewhat enlarge the ARU to accommodate
furniture placement. A maximum lot coverage of 30% is permitted in the RS-7 zone.
9. Port Angeles Municipal Code (PAMC) Section 17.10.010 states the purpose of the RS-7
Zone as"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 Section 17.08.025(J) defines a dwelling unit as "one or more rooms which are
arranged, designed or used as living quarters for one family only. Individual bathrooms are
not necessarily provided, but complete single kitchen facilities,permanently installed, shall
always be included for each dwelling unit. "
PAMC Section 17.08.010(B)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. "
Planning Commission Minutes
September 14,2005
Page 4
10. Notice of the proposed activity was placed in the Peninsula Daily News on August 30,2005,
with the site being posted and notices mailed to surrounding property owners on August 25,
2005. No written comments were received on the proposal.
11. The City's Responsible SEPA Official issued a determination of nonsignificance for the
proposal on September 2, 2005.
12. New residential development in the RS-7 zone is subject to the design and dimensional
requirements set forth under PAMC 17.10.050, which includes minimum setbacks and
maximum lot coverage. Development standards for residential activity in the RS-7 zone
includes 20-foot minimum front and rear yard setbacks, 7-foot side yard setbacks, and 13
foot corner side yard setbacks with a maximum of 30% lot coverage.
Conclusions:
1. The proposal is consistent with the intent of the Comprehensive Plan's Low Density
Residential Land Use Designation, the Comprehensive Plan's Land Use Element Policies
A.2, and C.1, and Housing Element Policies A.6, and B.6.
2. As conditioned, the proposal is consistent with the City's zoning regulations, specifically
with Section 17.10.040(A)PAMC Accessory residential uses as conditional use permits in
the RS7 zone and as defined in 17.08.010(B)PAMC which defines an accessory residential
unit. The use is in compliance with the purpose of the RS-7 Single Family zone and
densities permitted within the RS-7 zone.
3. The proposal is consistent with the requirements for approval of a conditional use permit
specified in PAMC 17.96.050.
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.
The motion was seconded by Commissioner Johnson and passed 7- 0.
0- ,R--T,
INGELES SEd 7 205 '
A-1-1-
N G T O N, U. S. A. CITY OPORT ANGELES
Gapt.of Community Development
COMMUNITY & ECONOMIC DEVELOPMENT
Date: August 25, 2005
To: Fir Department
LAI'u'blic Works and Utilities Department
From: Sue Roberds, Associate Planner
Subject: Conditional Use Permit- CUP 05-04
LARSEN- 123 Forest Avenue
Please review the attached conditional use permit application and forward your departmental
comments and/or conditions for review as soon as possible. We are slipping this onto the
September 14 Planning Commission meeting.
Thank you.
Attachments
je fe r
Nb &k.
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dd ress
Zn Gt h 17 e
PENINSULA DAILY MEWS Afr ' davit of Publication
0 0
In the Superior Court of the State of Washington for C1allam/Jefferson
County.
-------------------------- ------ -----------------------------------------
CITY OF PORT ANGELES --- --..
PUBLIC NOTICE
CITY OF PORT ANGELES { OF DEVELOPMENT;,,;(;,-
' APPLICATION A'NDrs:: T;
PO BOX 1150 I PUBLIC HEARING . '-
-----PO'R� ANGELES-WF1--9$OF�c ------ ----- ---- - ---- 'NOTICE iS HEREBY;;,GIVEN."_k:--- -
that on.July 29, 2005;them
{ City of Port Angeles re=;
ceived a request to allowF
( the.construction of an,:ac;,'
-------- _.............__------- ----- ----------------- -
cessory residential unit,iby' _
conditionaluse';Permit;3,in,
REFERENCE: 4900481 { the-RS=7_Residential-Single.?
Farnily zone interested par
p 0 5 563 B 54 k r i s t i n a t a r s e n app 1 I Mies.are encouraged.toF:com;
..-_._. --- ------ -------------{------ -'ment on the,,proposal'and
'—__.._�_.—.__..__
may.;request;;a copy of.3he
The undersigned being first duly sworn on oath, i `decision once tts ,been;
made Wratten comments.
deposes and says:
t regarding the proposed,ac;.
-a t--s h-e-/-h-e---i s-a u=t h o-r 3 z-e d-t cr acrd-doe 5-malc e-this---1 tion must bereceroed byxhe, --_— --
city:mo later',than Septem,
affidavit for and on behalf of Peninsula Daily { ber142005;inorder.tobe.,
News, a c o r e a
rncluded '.
r'a t i a ra, and that the following I `Additional in comment wiiithe staff reportbe
-a r-e-w-i-t-h-i-n-h-er-ffi�-s-- er-s-on a-1 -1 - 1 accepted at the public hear
T ingahat willbe,conducted by;
.and actual .knowledge. i the,PORViANGELES .PLAN-'
i"NINE COMMISSION:on SEP
( ( T:EMBER 14 3005 6 p:m
_ _...-T-h-a-t--s-a-i d-c-or e-r-a t-3 a-n 1-s---t-h-e---ownner---a-nA -u I i s h e - City Han Infom,ation:may -
p be reviewed',at the City,De-;
of the Peninsula Daily News published 1 n { 4partment of Community u&
Economic Developmeo,Xity
Clal lam. Jefferson Counties, and had been approved 1 Hall, 321 East;Ffth"Street;
----a-s----a--1-e-g-a 1--n-e w s-p-a-p-e.r--b-y or d-e T'-6--F:t-h-e---Sp uer
- -i-o-r -. accessible to Port Angeles: pCity Hall is-- �--..
.persons with
Court o f said C 1 a l l a m/J e f.f e rs o n County of ,the ( i disabilities. Interested par
State of Washington...
ties are invited to attend,the
1 1-meeting. .
------Th-a-t--t-h-e—a-n-n-a-x-e-d 1-5=7a--t-rtJf—c--o-p-y--o-f—c3--1-e-gr3I { STATE ENVIRONMENTAL:
POLICY ACT: It is 'anticipat
insertion as it was published in regular issues I ed thata determination of
non.significance (DNS) .will
(and not in supplement form) of said newspaper I be,issued,for the,.proposal
following the'required review -----
T . period;which will expire on
during a 1 l ,o f said p e r i o d. The p u.b l.i s h i n q. date I ,:September 114,;2005, per
cited is the last day of puba'icat`ion.. I APPLICANT:`
1-355.
--- --- - ----- --- KRISTINA t1ARSEN
i�_LOCATION —
( 123;Forest Avenue
t f For further giforrtiation con-
1 jjt6c0,Sue'�Roberds {360)
- - ----- T, 417-475A
"Pub :August 30 2005
leg
PUBLISHED ON: 08/30
R.
CO
1 �OTAR. ,
TOTAL COST: 55. 1,0 { = 08-05-:07 =
--- FI-L-FD--ON:- - -- -48/34 -0s -- ( u, p.V-B_LA ,.G.z
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F' .....•' '���
Subsc ibed and war o before me this da of O, WAS�' a''
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-j
Notary Public .a n. and for the ,State of Was'hington.:resi.ding at Port Ange1e.s.
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P0-) NGELES
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W A S H I N G T O N, U. S. A.
DEPARTMENT OF COMMUNITY& ECONOMIC DEVELOPMENT
TO: Planning Commissioners
FROM: Sue Roberds, Associate Planner
Community Development Coordinator
DATE: September 14, 2005
RE: Conditional Use Permit- CUP 05-04
APPLICANT: Kristina Larsen
OWNER: Same
LOCATION: 123 Forest Avenue
REQUEST: An accessory residential use in the RS-7 Residential Single Family zone.
RECOMMENDATION
The Planning Division recommends that the Planning Commission approve Conditional Use
Permit CUP 05-04,citing 2 conditions,Xfindings,and 5 conclusions identified in Attachment A to
this report. 12--
LOCATION AND SITE CHARACTERISTICS
The subject property is 123 Forest Avenue and is located west of Laurel Street. The subject
lot is 100'x 125'in size for a total of 12,500 square feet of area and is located in the RS-7 Residential
Single Family zone.
The single family neighborhood is developed with established residential structures. The
subject site is developed with an existing single family residential structure and detached accessory
building. The proposal would allow the construction of an accessory residential unit. The total of
all structures on the site will not exceed the maximum 30% lot coverage. All structures on the site
are, and will be, situated within established development standards for the RS-7 zone. Ms. Larsen
was issued a home occupation permit in 2003 to conduct a single person beauty shop activity within
the primary structure. That use remains in compliance with permit conditions to date.
AGENCY COMMENTS
The Public Works and Utilities Department will require separate water and electrical meters for the
accessory unit.
The Fire Department had no objections to the proposed use.
Conditional Use Permit-CUP 05-04-Lars* •
September 14,2005
Page 2
The Building Division of the Department of Community & Economic Development noted that a
building permit will be required for the ARU.
PUBLIC COMMENT
Notice of the proposed activity was placed in the Peninsula Daily News on August 30,2005,
with the site posted and notices mailed to surrounding property owners on August 25, 2005. No
written comments were received on the proposal.
Comprehensive Plan
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 South Central
Planning Area and designates the site as being Low Density Residential. 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 to be the most relevant to the proposal.
Single family and multi-family residences are legitimate components of district development
and the proposal would allow for a density that is in compliance with low density residential areas.
Zoning Ordinance
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 and surrounding properties as RS-7 Residential Single Family. Specific sections
applicable to accessory residential unit 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 as "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 Section 17.08.010(B)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."
PAMC Section 17.08.025(J) defines a dwelling unit as "one or more rooms which are
arranged, designed or used as living quarters for one family only. Individual bathrooms are not
necessarily provided,but complete single kitchen facilities, permanently installed, shall always be
I
included for each dwelling unit.
Conditional Use Permit-CUP 05-04-Lars* •
September 14,2005
Page 3
Section 17.10.050 PAMC Proposed
Residential Requirements
Minimum lot area 7,000 sq.ft. 12,500 sq.ft.
Minimum lot width 50' 100'
Minimum setbacks -Front/rear 20' Min 20'
Side 7' Min 7'
Maximum lot coverage 30% 24%
STAFF ANALYSIS
Per PAMC 17.10.040(A), an accessory residential unit(ARU)requires a conditional use
permit when proposed in a residential single family zone. The definition of an ARU does not
define or limit whether or not the dwelling unit is occupied full or part time,nor who resides in the
unit. In the proposed case, the intent is to house and care for elderly parents. However, the unit
may be rented in the future. An ARU may be no larger than 50%the size of the primary unit.
Separate utility connections will be required as a condition of approval.The existing single
family residential structure has a building footprint of approximately 1560 square feet. The
proposed ARU has a foot print of 660 square feet for a total proposed living area of 2980 square
feet or 24%. It is possible that the ARU could be enlarged to be 780 square feet based on the size
of the primary unit, which could bring the maximum lot coverage to 3100 square feet or 25%.
PAMC 14.40.060(D)requires 2 off-street parking spaces for each residential unit for a total
of 4 off-street parking spaces. As the site also accommodates a functioning home occupation use,
the minimum parking area for the site is 6 off-street spaces. An established parking area is found
at the rear of the site with access from the alley for up to 3 vehicles and a driveway/garage area is
accessed from Forest Avenue with area for an additional 4 vehicles (1 in the garage and 3 in the
driveway).
STATE ENVIRONMENTAL POLICY ACT REVIEW AND COMPLIANCE
A Determination of Non-Significance was issued by the City's Responsible Official on
September 2, 2005,with regard to the proposal. This satisfies the City's responsibility under the
State Environmental Policy Act(SEPA).
Attachments: A-Conditions,Findings,and Conclusions in support of the proposal
B-Comprehensive Plan and Zoning Code information
C-Application
T:\CUP\2004\CUP05-02Sextro.wpd
Conditional Use Permit-CUP 05-04-Lars* •
September 14,2005
Page 4
ATTACHMENT A
CONDITIONS, FINDINGS,AND CONCLUSIONS IN SUPPORT OF CUP 05-04
The Planning Division recommends that the Planning Commission approve Conditional Use Permit
CUP 05-04 citing 2 conditions, 9 findings, and 5 conclusions:
Conditions:
1. Building permits must be obtained and separate water and electrical meters are required for
each dwelling unit. Addressing for the accessory residential unit shall be clearly identified
as 123 1/2 for emergency purposes.
2. Two (2) off-street parking spaces are required for each residential dwelling unit for a total
of four (4) spaces. Additionally, as long as the home occupation is active on-site, an
additional two(2)off-street spaces shall be maintained within the dedicated parking area on
the subject property for a total of six (6) spaces. Parking for the use must be located on the
site.
Findings:
Based on the information provided in the Planning Division Staff Report for CUP 05-04 dated
September 12, 2005, including all information in the public record file, comments and testimony
presented during the public hearing,the Planning Commission discussion and deliberation,and the
above listed condition of approval, the City of Port Angeles Planning Commission hereby finds
that:
1. Kristina Larsen submitted a Conditional Use Permit application for an accessory residential
unit (ARU) on July 29, 2005, to allow the construction of a second residential use at 123
Forest Avenue. Ms. Larsen is the property owner.
2. The site is legally described as Lots 14 & 15 , Block 26, Fogarty and Dolan's Addition to
Port Angeles and is found in the RS-7 Residential Single Family zone. The site is 1 00'x 125'
in size for a total of 12,500 square feet in area.
3. The site is found in the City's South Central Planning Area.
4. A primary residential unit and a detached accessory structure are located on the site with
access off the Fogarty/Forest Alley. The accessory structure is a garage that can
accommodate one vehicle but is mainly used for storage purposes. Access to the main site
also exists from Forest Avenue.
5. The applicant conducts a single person beauty shop use as a home occupation at the subject
residence by a permit approved in 2003.
6. The Comprehensive Plan Land Use Map designates the site as Low Density Residential
(LDR). Adjacent designations are LDR. The Comprehensive Plan's goals and policies have
been reviewed with regard to the proposed application and the policies identified in
Attachment B to this staff report appear to be the most relevant to the proposal. Housing
Element policies(A.6 and B.6)and Residential Goals(A.2 and C.2)specifically encourage
accessory residential units in residential single family zones on a case by case basis.
7. PAMC Section 17.10.010 states the purpose of the RS-7 Zone as "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
Conditional Use Permit-CUP 05-04-Larse*
September 14,2005
Page 5
compatible with and functionally related to a single family residential environment may also
be located in this zone..." The RS-7 zone standards are further defined in Attachment B to
this report.
8. The existing single family residential structure has an building footprint of approximately
1560 square feet. The existing accessory structure is 760 square feet in size for a total lot
coverage of 24%. The proposed accessory residential unit is 660 square feet in area for a
proposed total square footage of 2980 or 23%. A ARU maybe 50%the size of the primary
unit. The applicant has indicated a desire to somewhat enlarge the ARU to accommodate
furniture placement. A maximum lot coverage of 30% is permitted in the RS-7 zone.
9. Port Ans4eles Municipal Code (PAMC) Section 17.10.010 states the purpose of the RS-7
Zone as"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 Section 17.08.025(Jl defines a dwelling unit as "one or more rooms which are
arranged, designed or used as living quarters for one family only. Individual bathrooms are
not necessarily provided, but complete single kitchen facilities,permanently installed, shall
always be included for each dwelling unit. "
PAMC Section 17.08.010(B)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. "
10. Notice of the proposed activity was placed in the Peninsula DaiNews on August 30,2005,
with the site being posted and notices mailed to surrounding property owners on August 25,
2005. No written comments were received on the proposal.
11. The City's Responsible SEPA Official issued a determination of nonsignificance for the
proposal on September 2, 2005.
12. New residential development in the RS-7 zone is subject to the design and dimensional
requirements set forth under PAMC 17.10.050, which includes minimum setbacks and
maximum lot coverage. Development standards for residential activity in the RS-7 zone
includes 20-foot minimum front and rear yard setbacks, 7-foot side yard setbacks, and 13
foot corner side yard setbacks with a maximum of 30% lot coverage.
Conclusions:
Based on the information provided in the Department Staff Report for CUP 05-04 dated September
14, 2005, including all of the information in the public record file, comments, and testimony
presented during the public hearing, the Planning Commission's discussion and deliberation, and
the above listed condition of approval and the above listed findings, the City of Port Angeles
Planning Commission hereby concludes that:
1. The proposal is consistent with the intent of the Comprehensive Plan's Low Density
Residential Land Use Designation, the Comprehensive Plan's Land Use Element Policies
A.2, and C.1, and Housing Element Policies A.6, and B.6.
Conditional Use Permit-CUP 05-04-Larsi •
September 14,2005
Page 6
2. As conditioned, the proposal is consistent with the City's zoning regulations, specifically
with Section 17.10.040(A)PAMC Accessory residential uses as conditional use permits in
the RS7 zone and as defined in 17.08.010(B)PAMC which defines an accessory residential
unit. The use is in compliance with the purpose of the RS-7 Single Family zone and
densities permitted within the RS-7 zone.
3. The proposal is consistent with the requirements for approval of a conditional use permit
specified in PAMC 17.96.050.
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.
Conditional Use Permit-CUP 05-04-Lars* •
September 14,2005
Page 7
ATTACHMENT B
COMPREHENSIVE PLAN AND ZONING ORDINANCE INFORMATION
COMPREHENSIVE PLAN
Residential Land Use Element
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.
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 05-04-Lars* •
September 14,2005
Page 8
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.
From: Ken Dubuc
To: SueRoberda
Date: 8/30/052:34PM
Subject: CUP 05-04
Sue,
The Fire Department has reviewed CUP 05-04 for Larsen, and we have no objections. Our comment
would be that the residence meet all applicable codes and that it meet standard addressing requirements.
Thanks,
Ken Dubuc, Fire Marshal
Port Angeles Fire Department
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CITY OF PORT ANGELES
NOTICE
OF
POSTING
RE:
I, JIM LIERLY state that on the day . /f
2005, I posted said notice., a true copy .of which ' s( hereto ttached
and made a part hereof pursuant.,t Section 17 . . 140 of .tfe Port
Angeles Municipal Code, as amend//e on the pro ty propos -' for a
land use action.
AM
FF
Subscribed to me this day of - � 2005 .
(�\-P S• ®� NOTARY PUBLIC for t State of
V
s *'0 °
.00
�o� Washington, residing in Port
AOS Angeles .
0 0806 •'
�F '.• 24-4�•
,c Q
WASH\NGS
CITY OF PORT ANGELES
NOTICE OF MAILING
RE: /
I, Sue Roberds state that on the day of - 2005,
I mailed said notice, a true copy of which is here4 attached and
made a part hereof pursuant to Section 17 . 96 . 140 of the Port
Angeles Municipal Code, to the persons on the attached list . In
addition, the notice was posted on the bulletin board in the main
lobby of City Hall .
AF T
Subscribed to me this day of (QJS= , 2005 .
NOTARY PUBLIC for the State of
Washington, residing in Port
Angeles .
�04EtR%N�
v ,'•�OTAgy ;9a�
MAR.1.2008nos
S
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CITY OF PORT ANGELES
PUBLIC NOTICE
OF DEVELOPMENT APPLICATION AND
PUBLIC HEARING
NOTICE IS HEREBY GIVEN that on July 29, 2005, the City of Port Angeles received a request to allow
the construction of an accessory residential unit by conditional use permit in the RS-7 Residential Single
Family zone. Interested parties are encouraged to comment on the proposal and may request a copy of the
decision once it's been made. Written comments g e regarding the proposed action must be received b the
g p P Y
City no later than September 14, 2005, in order to be included in the staff report. Additional comment will
be accepted at the public hearing that will be conducted by the PORT ANGELES PLANNING.
COMMISSION on SEPTEMBER 14, 2005, 6 p.m., City Hall. Information may be reviewed at the City
Department of Community& Economic Development, City Hall, 321 East Fifth Street, Port Angeles.
City Hall is accessible to persons with disabilities. Interested parties are invited to attend the meeting
STATE ENVIRONMENTAL POLICY ACT: It is anticipated that a determination of non significance
(DNS) will be issued for the proposal following the required review period, which will expire on
September 14, 2005, per WAC 197-11-355.
APPLICANT: KRISTINA LARSEN
LOCATION: 123 Forest Avenue
For further information contact: Sue Roberds, (360) 417-4750
PUB: 8/30/05
POST: 8/25/05
MAIL: 8/25/05
T:\NOTICES\Combopublichearing.doc
Kathleen D. Williamson Susan G. Henning
201 Fogarty Ave. 119 Forrest Ave.
Port Angeles, WA 98362 Port Angeles , WA 98362
i
Edward D. Caulkins Robert R. Daugherty Keith & Kathryn Page
137 Fogarty Ave. 126 W. ,Fogarty Ave. 2420 S. Laurel St.
Port Angeles, WA 98362 Port Angeles, WA 98362 Port Angeles, WA 98362
Carl A. Carlson Elvie A. Fosburg James M. Mahlum
129 Fogarty Ave. 124 Fogarty Ave. 2507 S. Oak St.
Port Angeles, WA 98362 Port Angeles , WA 98362 Port Angeles , WA 98362
Francis J. Webster James T. Haguewood Betty J. Herr
1039 W. 5th St. 705 Christmas Place 132 Forrest Ave.
Port Angeles, WA 98362 Port Angeles, WA 98362 Port Angeles , WA 98362
Donald A McInnes Kristi & Walter Meek Neil R. Hunnicutt
117 Fogarty Ave. 110 Fogarty Ave. 30 E1 Camino Dr.
Port Angeles , WA 98362 Port Angeles, WA 98362 Sequim, WA 98382
Richard Jenson
Robert -A. (•-Heyer, Jr.. Stuart T. Smith
Margaret Womack
P.O. Box 944 Karen A . Meyer 4524 S. :Reddick :Rd
Forks, WA 98331 209 Forrest Ave. Port Angeles, WA 98362
Port Angeles, WA 98362
Clarence W'. Bear Russell L. Carlson
2318 S. Laurel St. 201 Forrest Ave.
Port Angeles, WA 98362 Port Angeles , WA 98362
James T. Register Gary D. & Patricia Lloyd Betty Jane Nicholson
202 Fogarty Ave. 139 Forrest Atie. 2506 S. Laurel St.
Port Angeles , WA. 98362 Port Angeles, WA 98362 Port Angeles , WA 98362
Michael A. Green Edward H. Ryan Gloria C. Ferguson
140 Fogarty Ave. 135 Forrest Ave. 2513 S. Oak St.
Port Angeles , WA 98362 Port Angeles, WA 98362 Port Angeles , WA 98362
Robert D. Bailey David A. & Sharon Roberts William E. Prentiss
134 Fogarty Ave. 131 Forrest Ave. 137 Columbus Ave.
Port Angeles , WA 98362 Port Angeles, WA 98362 Port Angeles, WA 98362
CITY OF 0)Ri -
E
T. ............ N. GELES
A
A, 1- WASH I N GTO N, U. S. A.
MEMO August 25, 2005
To: Department of Ecology, SEPA Division
DEPARTMENT OF From: Sue Roberds, Associate Planner
COMMUNITY&
ECONOMIC Subj: SEPA Project Review- Larsen
DEVELOPMENT 123 Forest Avenue
Mark E.Madsen Enclosed you will find a SEPA Checklist submitted in association with a conditional use
Director
Direct 04 permit for an accessory residential use within the City of Port Angeles. The notice of
417-48
development application and environmental checklist are being forwarded to you under
Nathan West the WAC 197-11-355 optional review process. The City will not issue a threshold
Principal Planner determination for 15 days from the mailing of this notice. This may be your only
417-4751 opportunity to comment on potential impacts of the application.
Sue Roberds, please forward our comments to the Cit Department of Community & Economic
Assistant Planner y Y P Y
417-4750 Development, P.O. Box 1150, Port Angeles, Washington, 98362, no later than
September 12, 2005. Please don't hesitate to contact this department if you have any
Scott Johns, questions.
Associate Planner
417-4752
Thank you.
Jim Lierly
Building Inspector
417-4816 ,
Sue Roberds, ssociate Planner/Community
Development Coordinator
Enclosures
o • •
io
NGELES
T ,-
P"I-'
A--
W A S
H I N G T O N, U. S. A.
COMMUNITY & ECONOMIC DEVELOPMENT
Date: August 25, 2005
To: Fire Department
Public Works and Utilities Department
From: Sue Roberds, Associate Planner
Subject: Conditional Use Permit- CUP 05-04
LARSEN- 123 Forest Avenue
Please review the attached conditional use permit application and forward your departmental
comments and/or conditions for review as soon as possible. We are slipping this onto the
September 14 Planning Commission meeting.
Thank you.
Attachments
File
Recpt#
APPLICANT/OWNERRIINFORMATION: �, )
Applicant:
Address: S ' 2 3 RnZ( 6 ( 8")e 'I Daytime phone #:
*Applicant's representative (if other than applicant):
Address: Daytime phone #:
Property owner (if other than applicant):
Address: Daytime phone #:
PROPERTY INFORMATION: �] , 1
Street address: 1�3 M r �' I V 0'
Legal description: _mytVeil LM5 /`7 It-l5 TLZ
Zoning: Comprehensive Plan designation:
Property dimensions: ( - Property area (total square feet):
Physical characteristics (i.e., flat, sloped, vacant, developed, etc.): 'rr"
PROPOSED USE INFORMATION:
Please describe the proposed use:
Number of employees: ry)p� Hours of operation:
Number of on-site parking spaces: Number of off-site parking spaces:
Building area (total square feet of floor area for the proposed activity): 660
SIGNATURES:
Applicant: l 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. 1 have read this
application in its entirety and understand my that submittal will be reviewed for completeness and, if found to
be complete, will be scheduled for the next avai able Planning Commission meeting. �y
Applicant's Signature Date
Owner's Signature (if other than applicant): Date
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