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HomeMy WebLinkAbout129 E. 9th Street 129 E 91" Street CUP 14-06 CITY OF PORT ANGELES #*+� CUSTOMER RECEIPT #+�* Oper: SCORDERY Type: CT Drawer: 1 Date: 9/02/14 22 Receipt no: 84162 I Year Number Amount 2014 20 PZ PLANNING 8 ZONING $850.00 Trans number: 1618177 PENINSULA BEHAVIORAL PENINSULA BEHAVIORAL HEALTH OFF STREET PKG IN CSD Tender detail CK CHECK 4401 $850.00 Total tendered $850.00 Total payment $850.00 Trans date: 9/02/14 Time: 14:43:06 i *** THANK YOU FOR YOUR PAYMENT *** FOR INQUIRIES 360-457-0411 PRESS I WbWW.CITYDFPA.US I Brenda Gilchrist ` Supervisor of Office Services _ Phone Extension#i 227 brendag@peninsulabehavioral.org Peninsula Behavioral 118 East 8th Street Port Angeles,WA 98362 HEALTH Ofc:(360)457-0431 Fax:(360)417-9138 Helping People Grow and Change www.peninsulabehavioral.org SEQUIM OFFICE f MAIN OFFICE 490 North 5th Avenue j% 118 East 8th Street Sequim,WA 98382 Port Angeles,WA 98362 Ph.(360)681-0585 f/ Ph.(360)457-0431 HELPING PEOPLE GROW A On,rr 0 AA ' ., NGELES ; �— W A S H I N GTO N, U. S. A. DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT TO: Planning Commission FROM: Scott K. Johns, AICP DATE: September 24,2014 RE: Conditional Use Permit- CUP 14-06 APPLICANT: Peninsula Behavioral Health OWNER: SAME LOCATION: Northwest corner of 9th and Lincoln— 129 E. 9th Street REQUEST: Development of an off-site parking lot in association with a nearby professional office use in the Commercial Shopping District zone. RECOMMENDATION: The Planning Division recommends that the Planning Commission approve CUP 14-06 with 3 conditions, citing 15 findings and 3 conclusions in support of that action as listed in Attachment A. EXISTING CONDITIONS IN AREA: The subject property is comprised of two 7,000 square foot parcels located on a corner lot at the intersection of Lincoln Street and 91h Street, addressed as 129 W. 9th Street. Lots in the block measure 50 by 140 feet(7,000 square feet) in size. Surrounding uses include single-family residences to the east,west and south, with commercial uses to the north and east along Lincoln Street and 8th Street. The property was developed with 2 single-family residential structures that have been recently demolished. The site is accessed from 9th Street and from the 8/9 alley. Lincoln Street is a principal arterial street and Highway 101. No access to the site is provided from Lincoln St. The site slopes downward from south to north with approximately 12 feet of elevation drop. The application and site maps are attached as Attachment B. DEPARTMENT COMMENTS: City Departments reviewed the proposal and provided the following comments: The Fire Department has no objection to the proposal. �E1l,P44-06 Pe ' ula Community Mental Health Page 2 tembe 14 The Public Works and Utilities Department Prior to construction, a Stormwater Management Plan must be submitted and approved by Public Works and Utility Department. The plan must include: o Flow Control o Enhanced treatment for pollution generating surfaces o Maintenance plan and activities to be recorded with the plat. o Low Impact Development techniques are encouraged The Building._Division of DCD; had no comments or concerns with the proposal. PUBLIC COMMENT: Notification of the proposed action was placed in the Peninsula Daily News on September 5, 2014, the site was posted on September 2, 2014, and mailed to property owners within 300 feet of the subject property on September 2, 2014. One written comment in opposition to the project and one written comment recommending approval were received during the public comment period that ended on September 19, 2014. Those letters are attached to this staff report. In opposition to the conditional use permit action, Ms. Christina Williams questioned how the proposed development will benefit the public, stated concerns regarding traffic in the area, safe streets, and questioned whether the use for which the off street parking lot is being proposed to support should be expanded. In support of the conditional use permit action, Alison Kintz,who owns the adjacent building north of the subject site,noted that parking has been a long standing problem for businesses in the area. She supported the additional parking and did not believe it would be a problem for the neighborhood as the proponent is a Monday—Friday daytime business and access. STATE ENVIRONMENTAL POLICY ACT (SEPA) REVIEW: A Determination of NonSignificance was issued for this proposed action by the City's SEPA Responsible Official on September 22, 2014,per WAC 197-11-355. This satisfies the City's responsibility under the State Environmental Policy Act(SEPA). FLOODPLAIN REVIEW: The site is not located within a floodplain per FIRM Panel 530023 0003 C Dated September 28, 1990. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ANALYSIS: Application materials indicate that additional off-site parking is needed to accommodate an increase in staff and clientele for the professional office use (Peninsula Behavioral Health) located on the north side of the alley in this location at 118 East Eighth Street. Development of the off street parking area is intended to address those impacts of daily professional office parking demands. The subject property is zoned Community Shopping District(CSD), and as such, could support professional office, retail, or business office use. An off-site parking lot is allowed by conditional use permit in the CSD zone per PAMC 17.22.160(H) Off-street parking structures and lots. The site is currently undeveloped. The proposal would result in a significant increase of impervious surface. CUP 14-06 Peninsula Community Mental Health Page 3 September 24,2014 The preliminary plan indicates that the parking area will provide 38 new parking spaces. An area of approximately 850 square feet is shown to be a storm-water detention area. Two access points are shown, one from 9h Street and the other from the 8/9 alley. Interior security lighting is indicated and one location for an unspecified tree is also shown on the plans. No other landscape details were included in the application materials. The off street parking area design will provide screening from adjacent property and will focus the parking lot activity along the arterial frontage of Highway 101/Lincoln Street. The City's entire Comprehensive Plan and Port Angeles Municipal Code were reviewed with regard to the proposal, and the references listed in Attachment C were found to be the most relevant to the proposal. In addition to the Comprehensive Plan goals and policies, development regulations in the Commercial Shopping District(CSD) zone are also included in Attachment B to this staff report. The City's Comprehensive Plan and Land Use Map identify the area as being located in the North Central Planning Area and the site as being partly within the Commercial designation, with a major portion of the site being located in the imprecise margin separating the Commercial designation from a nearby Low Density Residential designation. The properties west of the subject site are zoned Residential - Single Family (RS-7), and developed with single family residential uses. Per PAMC 17.22.230(B) all lighting on site must be directed as to reflect away from adjoining non-commercial property and rights-of-way. The existing conditions of the site include sidewalks on both 9t` Street and Lincoln Street. A 6.5-foot wide planting strip exists on Lincoln with a 12-foot planting strip, meeting the requirements of PAMC 17.22.230(C). Per PAMC 17.22.230(D), side yards abutting residentially zoned lots shall be landscaped in a manner that is complementary or similar to residential landscaping. This is further defined as "shrubs of 3 foot to 6 foot mature height interspersed with evergreen, deciduous and/or ornamental trees". Site plans submitted with the application materials indicate a solid fence will be placed on the west side of the site for screening purposes. Use of a fence for screening does not meet the landscape requirement of the code. Per PAMC 17.22.230(E), any unused space in a parking lot that is over 24 square feet in area shall also be landscaped, rather than paved. Per PAMC 17.22.230(F), all parking areas are required to include landscaping of at least one tree for each group of 6 parking spaces. Trees chosen for landscape purposes in parking lots are intended to provide canopy coverage of the parking lot surface once the trees are a mature size. Therefore, specific standards for planting areas is established at a minimum of 100 square feet for each tree and a minimum tree size standard of 20-feet mature height is required. Per PAMC 11.13.050 (Street Tree Ordinance) street trees are required for inclusion along 9'' Street and Lincoln Street. Street trees shall be selected from the list of approved street trees provided by the City of Port Angeles and approved prior to installation. In consideration of a conditional use permit application, the Planning Commission may impose whatever restrictions or conditions are considered to be essential to protect the public health, safety, and welfare, and to prevent depreciation of neighboring property. Uses developed by conditional use permit must remain in continual compliance with the conditions of approval or the use may be revoked. Consideration is also given to the impacts on traffic patterns, the physical circumstances of the subject property, other uses in the neighborhood, schools, and needed public improvements. CUP 14-06 Peninsula Community Mental Health Page 4 September 24,2014 The Planning Division recommends the Planning Commission approve Conditional Use Permit CUP 14-06 subject to 3 conditions supported by the 14 findings and 5 conclusions listed in Attachment A to this staff report. Attachments: A-Conditions,Findings,and Conclusions B-Application C-Zoning Ordinance,Comprehensive Plan,and Other Municipal Code References Letters of public comment—Christina Williams,Alison Kintz T:\CUP\2014\PENINSULA BEHAVIOR HEALTH PARKING LOT\CUP 14-06 STAFF REPORT.DOC CUP 14-06 Peninsula Community Mental Health Page 5 September 24,2014 ATTACHMENT A CONDITIONS,FINDINGS,AND CONCLUSIONS IN SUPPORT OF CUP 14-06 Conditions: 1. A detailed landscape plan for the parking area shall be submitted to the City of Port Angeles Community and Economic Development Department for review and approval. The landscape plan shall show landscape screening for the west side of the site abutting the residentially zoned property (the fence may be included in the landscaping), landscaping proposed for the storm water detention area, the proposed trees that will be included in the interior portion of the parking lot, and street trees proposed for Lincoln Street and 9th Street planting strips. 2. Seven(7)trees are required to be planted interior to the parking lot as designed for 38 off street parking spaces. Street trees are also required to be installed on 9th Street and Lincoln Street per Section 11.13 of the Port Angeles Municipal Code. A landscape plan indicating the location and plant species to be installed shall be submitted and approved prior to construction activities. 3. A Clearing, Grading, Filling, and Drainage permit shall be submitted to the City of Port Angeles Public Works and Utility Department for review and approval prior to construction. Findings: Based on the information provided in the Community Development Staff Report for CUP 14-06 dated September 24, 2014, 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. Peninsula Behavioral Health submitted a Conditional Use Permit application CUP 14-06 to allow the development of an off-site parking lot in the Community Shopping District zone on September 2, 2014. 2. The proposed site includes Lots 17 and 18, Block 268, Townsite of Port Angeles, and is located on the northwest corner of the intersection of Lincoln Street and 9th Street. 3. The site is located in the City's North Central Planning Area. The Comprehensive Plan designates a portion of the site as Commercial,with the majority of the site being located within an imprecise margin separating the Commercial area from an area designated as Low Density Residential. Adjacent land use designations include Low Density Residential directly to the west and south with the Commercial designation located along both the 8th Street corridor and the Lincoln Street corridor. Development in the neighborhood includes residential single family residences and a variety of commercial uses. The subject location is immediately east of State Highway 101, which is Lincoln Street within the City limits. 4. The City's Comprehensive Plan was reviewed in its entirety for consistency with the proposal. The goals and policies listed in Attachment B to the September 24, 2014, staff report were found to be most relevant to the proposal. Land Use Element Goal E; Policy CUP 14-06 Peninsula Community Mental Health Page 6 September 24,2014 E.3 and Transportation Element Policy B.14 were found to be most relevant to the proposal and support the proposed use. 5. The site is zoned Community Shopping District. Surrounding zoning includes Residential, Single Family (RS-7) and Community Shopping District(CSD). 6. Off-site parking lots are listed as a conditional use in the CSD zone per PAMC 17.22.160(H). 7. Section 17.08.020(C) PANIC defines a"Conditional use permit" as "a limited permission to locate a particular use at a particular location, and which limited permission is required to modify the controls stipulated by these regulations in such degree as to assure that the particular use shall not prove detrimental to surrounding properties, shall not be in conflict with the Comprehensive Plan, and shall not be contrary to the public interest. 8. Section 17.22.230 PAMC provides design and landscaping standards that are required for development in the CSD zone. Requirements are as follows: A. All outdoor storage areas, except City mechanized refuse collection system containers, shall be screened from view from public rights-of-way and abutting property by a sight- obscuring fence six feet in height. B. All lighting on the site shall be so directed as to reflect away from adjoining non- commercial property and public rights-of-way. C. A six-foot sidewalk accompanied by a minimum four-foot landscape strip shall be required within the right-of-way adjacent to the front property line as well as adjoining arterial corridors. D. The side yard abutting a residentially zoned lot shall be landscaped in a manner that is complementary or similar to residential landscaping. In other words, such landscaping shall be complementary or similar to shrubs of three-foot to six-foot mature height interspersed with evergreen, deciduous and/or ornamental trees.Five feet of the rear yard setback area abutting a residentially zoned lot shall be landscaped in a similar manner. E. Unused space that is over 24 square feet that results from the design of parking space arrangements or accessory structures shall be landscaped. F. All required parking areas shall include landscaping of at least one tree for each group of six or fewer parking spaces with a minimum of two trees, exclusive of any required perimeter landscaping. [Illustration- 11 parking spaces requires two trees; 12 spaces requires two trees; 13 spaces requires three trees.] The trees shall be of a type approved by the City, and be at least two-inch caliper at time of planting,and placed in a minimum planting area of 100 square feet. Trees shall attain a minimum height of at least 20 feet at maturity. Alternatively, landscaping plans with functionally compatible planters and equivalent vegetative cover may be submitted for approval by the Director of Community and Economic Development as mitigation for this requirement when site constraints deem necessary. G. Parking areas shall have interspersed landscaped islands and shall have no more than eight consecutive parking spaces. Underground parking and parking included in a parking structure are excluded from this requirement. H. All parking lots shall be screened by three-foot to six-foot vision-obscuring fence or vegetation on all sides adjacent to residentially zoned property. CUP 14-06 Peninsula Community Mental Health Page 7 September 24,2014 9. Per Section 11.13.050 PAMC, Street trees are required on Lincoln Street and 9th Street. 10. Per 17.96.0 50 PAMC, the Planning Commission shall consider applications for conditional use permit 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. In each application the Planning Commission may impose whatever restrictions or conditions are considered essential to protect the public health, safety, welfare, and to prevent depreciation of neighboring property. The Planning Commission may refuse to issue a conditional use permit if the characteristics of the intended use would defeat the purpose of the City's zoning regulations. 11. 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. 12. Reviewing City Departmental comments were considered in the review of this application. 13. Notification of the conditional use permit application and public hearing was placed in the Peninsula Daily News on September 5, 2014, posted on the site on September 2, 2014, and mailed to property owners within 300 feet of the subject property on September 2, 2014. One written comment in opposition to the project and one written comment in support of the proposal were received during the public comment period that ended on September 19, 2014. Those comments were considered in review of the application materials and public hearing. In opposition to the conditional use permit action,Ms. Christina Williams questioned how the proposed development will benefit the public, stated concerns regarding traffic in the area, safe streets, and questioned whether the use for which the off street parking lot is being proposed to support should be expanded. In support of the conditional use permit action, Alison Kintz,who owns the adjacent building north of the subject site, noted that parking has been a long standing problem for businesses in the area. She supported the additional parking and did not believe it would be a problem for the neighborhood as the proponent is a Monday—Friday daytime business and access. 14. A Determination of Non-Significance was issued for this proposed action on September 22, 2014. This satisfies the City's action under the State Environmental Policy Act (SEPA). 15. The Planning Commission opened a public hearing on the proposal at the September 24, 2014, regular meeting. Conclusions: Based on the information provided in the Department of Community Development Staff Report for CUP 14-06 September 24, 2014, 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: CUP 14-06 Peninsula Community Mental Health Page 8 September 24,2014 1. The conditional use permit(CUP) application was processed in accordance with Section 17.96.050 PAMC, Section 17.96.070, and Section 17.96.140 PAMC (public notice) and is therefore compliant with the City's Zoning Ordinance. 2. The proposed activity is in compliance with goals and policies of the City's Comprehensive Plan, specifically Land Use Element Goal E; Policy E.3 and Transportation Element Policy B.14. 3. As conditioned the proposal is in the public interest as it will provide required off street parking for a permitted nearby professional office use in compliance with all required development standards for such uses. Those development standards include landscaping/screening requirements per Sections 17.22.230 (Community Shopping District) and 11.13.050 (Streets and Sidewalks)PAMC for such uses. Site design will provide a flow through traffic pattern that will prevent on site congestion that could otherwise negatively impact neighboring properties. r CUP 14-06 Peninsula Community Mental Health Page 9 September 24,2014 ATTACHMENT B COMPREHENSIVE PLAN GOALS,POLICIES,AND OBJECTIVES THAT SUPPORT THE USE AS AN OFF-SITE PARKING LOT BY CONDITIONAL USE PERMIT IN THE CSD ZONE: Comprehensive Plan The City's 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 site is located in the City's North Central Planning Area. The Comprehensive Plan was reviewed in its entirety with regard to the proposed application and several goals and policies were found to be relevant to the proposal. An analysis of compliance with those policies is as follows: Land Use Element Commercial Goal E: To provide shopping opportunities which meet the needs of all City residents and visitors in safe, usable shopping areas that are compatible with the surrounding area and uses, the environment, and the desired urban design of the City. Land Use Element Policy E.3- Commercial development should buffer its impacts on adjacent residential uses. Where commercial development is adjacent to residential uses, the commercial development should incorporate elements in the site design to soften the impacts on the residential uses. Transportation Element Policy B.14 - "Off-street parking should be sufficient and accessible within business and residential areas to ensure that the traffic flow of the street is not impaired. Zoning Ordinance The Zoning Ordinance is the primary implementing ordinance for the Comprehensive Plan. The Ordinance establishes what types of uses are permitted and where they may be located in the City. It also establishes definitions and minimum design standards for such uses. Any project proposed in the City must be consistent with specific regulations of the zone in which it is located. The Zoning Map identifies the subject property and adjacent properties as Community Shopping District CSD. The purpose and intent of this zone is:" This is a commercial zone oriented primarily to those businesses serving the daily needs of the surrounding residential zones but is slightly less restrictive than the CN zone and as such provides a transition area from the most restrictive commercial zones to those of lesser restrictions. Businesses in this zone may occur on sites of varying sizes and shall be located at the intersections of arterial streets of suff cient size to satisfy traffic demand and at the boundaries of neighborhoods so that more than one neighborhood may be served. Commercial uses that are largely devoid of any impacts detrimental to the environment are allowed. Service stations with petroleum products are permitted uses. This zone provides the basic urban land use pattern for large lot, commercial uses serving much of the City with direct access on an arterial street and design standards for greater automobile and truck traffic. ." Conditional Use is defined as: "a use permitted in a zone but which requires a special degree of control to make such use consistent and compatible with other existing or permissible uses in the same zone". Off site paring structures and lots are allowed as a conditional use in the CSD zone per 17.22.160(H)PAMC. The purpose of a conditional use permit is defined as "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." Section 17.22.230 PAMC provides design and landscaping standards that are required for development in the CSD zone as follows: CUP 14-06 Peninsula Community Mental Health Page 10 September 24,2014 A. All outdoor storage areas, except City mechanized refuse collection system containers, shall be screened from view from public rights-of-way and abutting property by a sight- obscuring fence six feet in height. B. All lighting on the site shall be so directed as to reflect away from adjoining non- commercial property and public rights-of-way. C. A six-foot sidewalk accompanied by a minimum four-foot landscape strip shall be required within the right-of-way adjacent to the front property line as well as adjoining arterial corridors. D. The side yard abutting a residentially zoned lot shall be landscaped in a manner that is complementary or similar to residential landscaping.In other words, such landscaping shall be complementary or similar to shrubs of three-foot to six-foot mature height interspersed with evergreen, deciduous and/or ornamental trees.Five feet of the rear yard setback area abutting a residentially zoned lot shall be landscaped in a similar manner. E. Unused space that is over 24 square feet and that results from the design of parking space arrangements or accessory structures shall be landscaped. F. All required parking areas shall include landscaping of at least one tree for each group of six or fewer parking spaces with a minimum of two trees, exclusive of any required perimeter landscaping. [Illustration- 11 parking spaces requires two trees; 12 spaces requires two trees; 13 spaces requires three trees.] The trees shall be of a type approved by the City, and be at least two-inch caliper at time of planting, and placed in a minimum planting area of 100 square feet. Trees shall attain a minimum height of at least 20 feet at maturity. Alternatively, landscaping plans with functionally compatible planters and equivalent vegetative cover may be submitted for approval by the Director of Community and Economic Development as mitigation for this requirement when site constraints deem necessary. G. Parking areas shall have interspersed landscaped islands and shall have no more than eight consecutive parking spaces. Underground parking and parking included in a parking structure are excluded from this requirement. H. All parking lots shall be screened by three-foot to six-foot vision-obscuring fence or vegetation on all sides adjacent to residentially zoned property. PAMC 17.96.050 specifies procedures for the review and processing of conditional use 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. CUP 14-06 Peninsula Community Mental Health Page 11 September 24,2014 PANIC 11.13.050 requires street trees be included in new developments. 11.13.050 street trees- General requirements A. For new development, redevelopment and land divisions in all zones, street tree requirements are as follows: 1. All trees planted in the right-of-way shall be selected from the list of City approved street trees. The List of Approved Street Trees is established in the Port Angeles Urban Services Standards and Guideline Manual. 2. A Street Tree Planting Plan shall be submitted to and approved by the Community Forester as part of any development permit application. A11 proposed trees shall be shown on the plan with the species indicated. 3. Street trees shall be planted within the public right-of-way in accordance with the details provided in the current Urban Services Standards and Guidelines. 4. The owner shall install the street tree(s)specified on the Landscape Plan prior to the issuance offinal project approval or issuance of Certificate of Occupancy. Street tree plantings may be delayed between May I and October 1. In this case, the owner shall provide an assurance acceptable to the City for any required tree planting. The assurance must be provided prior to approval and acceptance and/or the issuance of a Certificate of Occupancy. ORMWATER TREATMENT UNIT' ST � EXISTING UTILITY POLE N �k• SOLID FENCE SEC T;Y LIGHT Y ti rF � z J, ASPHALT PAVEMENT ,. CRETE. CURBING � � x SOL-10 FENCE 2 / N ¢ Q CONCRETE 8. Al G � t S .. - ... ' y -TREE. (.TYP.) _ � SECURITY LIGH / ✓. SCALL NOTED 'NEW,CONCRETE 8126/2'o14 DRIVEWA-Y ENTRANCE (/�' �� F.LE. 197E-1 Jaen : 14177 J QNEn WA�F,yt c> Pc6S Rip fs C2359-0 ISTER NV�4 .ti,... '. SONAL 6 S T SHEET 2359 =.,20 0 za 40' 60' n // rte............................ C// D - D Christina Williams SEP 2 22014 111 East 9th Street Port Angeles, WA 98362 Cts EUINO ANGELES :�G;titfSMtC DE'lELDPMENT City of Port Angeles Planning Commission 321 East 5th Street Port Angeles, WA 98362 September 19, 2014 Re: Peninsula Behavioral Health's plans for off-site parking lot at 9th Street and Lincoln To Members of the Planning Commission: As a resident homeowner on the block heavily impacted by PBH's activities, I object to this latest plan to use its property for commercial parking. Just because PBH has already purchased the 9th Street property that it currently uses for parking does not mean that this use is good for the surrounding homeowners or the long-term development of the rest of the community in Central Port Angeles. The combination of inadequate street maintenance and overuse from existing traffic has significantly degraded the asphalt near the area in question. My understanding is that the traffic light at Lincoln and 8th Street received a failing grade many years ago.When Rite Aid wanted to develop a new store directly across the street from what has now become PBH's headquarters that development was not allowed to go through, in part because of the traffic issues at 81h and Lincoln. The lots in question are zoned for a Community Shopping District. What is being sold by PBH? What can the surrounding homeowners buy? What tax dollars would be generated by an off-site parking lot? What tax dollars would be lost? As the City of Port Angeles strives in its downtown development to promote bicycle lanes and pedestrian accommodations, what has been done to create or even preserve the infrastructure and quality of life in our historic residential neighborhoods? Are we not entitled to quality of life consideration? Surely our homeowner's tax dollars would qualify us for even the basic consideration of well-maintained and safe streets. I respectfully encourage the Planning Commission to think deeply before permitting additional off-site parking for PBH. This further expansion is only one more step in destroying the integrity of a well- established family-oriented residential neighborhood, and furthering the creation of what appears to be an institutional headquarters for a contracted regional services provider. As long as we homeowners are still here, our priorities deserve at least as much consideration. Respectfully, Christina Williams Sue Roberds From: Alison Kintz [alishort@hotmail.com] Sent: Thursday, September 18, 2014 7:39 PM To: Sue Roberds Subject: Peninsula Behavioral Health Hi Sue, I live in Texas, but own the building at 136 E. 8th where the UPS Store is. I heard that there is to be a meeting in regards to a proposed parking lot for Mental Health. Can I please submit this email in support of this parking? Parking has been a long standing problem for us, as well as Mental Health. They have needed to use our parking lot often because they just need more space then what they have. This has created a problem for our tenants as well. I am in support of any extra parking. I do not feel that it will be a problem for the neighborhood, as Mental Health is just a Monday-Friday daytime business and can access the lot from the alley. If anyone has any further questions please feel free to contact me. Thank you. Alison Kintz 360-477-3699 1 J File # APPLICANT/OWNER INFORMATION: f/7z_. /y -2-0 Applicant: Peninsula Behavioral Health Applicant Address: 118 East 8th St., Port Angeles, 110) Daytime WA 98362 peninsula yt phone#: E-mail: pZ 2014 Applicant's representative (if other than applicant): Peter O. Casey, LICSW Contact Address: Same as above. COMMUNITY&ECOO MIC DEVELOPMENT` Daytime phone#: 360-565-3919 E-mail: peterc@peninsulabehavioral.org Property owner(if other than applicant): Address: Contact phone#: PROPERTY INFORMATION: Street address: 129 &129 112 East 9th St., Port Angeles, WA Zoning: CSD Legal description: Lots 17 & 18, Block 268 TPA Property dimensions 99.9 x 139.7 property area(total square feet): 13969.336 Physical characteristics(i.e., flat, sloped, vacant, developed, etc.): Sloping property from south to north end with no current structures. PROPOSED USE: Please describe the proposed conditional use: Additional parking for Peninsula Behavioral Health located on the northwest corner of 9th and Lincoln Streets. Number of employees: 0 Hours of operation: 7:00 am to 9:00 pm Number of on-site parking spaces: 38 Total square foot of floor area for the proposal: 13969.336% Site coverage: 100% SIGNATURES: , a,,uu�, �G � a tl � f Applicant: ,�°'9`� Date: 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. Applicant Signature: @��""� �' !n� Date: 2u • a 6 (If the applicant is NOT the property owner, the property owner must sign this application or provide a separate note that he/she is/are aware of the application). Owner's Signature(if other than applicant): Date: 722 112 817 : r 118 .. , . 111 + 136 1 �r A 113 134 p . 118 ALI i t 129 ' F 44% , "• :. ... 123 129 07 i 9fh `CSO 819 s� V c 819 122 817 126 130 ii ` 207 209 , R ' 215 ~� { 902 �`,' 217 4 1 ��� � � ``;• .* �` 901 206 916 i~ 212 y�� 920 .�� '� �t� �~�J` ,� ��`� f s 218 v..,.�► Peninsula Daily News Affidavit of Publication State of Washington} County of Clallam } ss Margaret Conway being first duly sworn, upon oath deposes and says: that he/she is the legal representative of the Peninsula Daily News a daily newspaper. The said newspaper is a legal newspaper by order of the superior court in the county in which it is published and is now and has been for more than six months prior to the I CITY OF PORT ANGELES date of the first publication of the Notice 321 East Fifth Street I . Port Angeles,WA 98362 hereinafter referred to, published in the English NOTICE OF DECISION language continually as a daily newspaper in Clallam County, Washington and is and always NOTICE IS HEREBY GIVEN the:City of;Port An- geles Planning Commission took the following ac has been printed in whole or part in the t tions.on September 24,2014: Peninsula Daily News and is of general 1. A t of a conditional use permit to'allow an. circulation in said County, and is a legal / rest eel parking lot at 129,E.9th Street in associa- tion,with a nearby professional office use for Penin- newspaper, in accordance with the Chapter 99 sula Behavioral Health. of the Laws of 1921, as amended by Chapter 2. Recommended minor amendments to Sections .213, Lawsof 1941, and approved as a legal 15 (Environment), and 17(Zoning)of the Port An- 'geles-Municipal Code intended to clarify and Correct newspaper by order of the Superior Court of existing regulations. Clallam County,"State of Washington, by order i Appeal decisions of the Planning Commission must dated June 16, 1941, and that.the annexed is a r be made to the City Council within 14 days of the true copy of PDN591576 as it was published in 1 decision. the regular and entire issue of said paper and I For further information,please contact Sue.Ro- P•berds, Planning Manager, Department of Commu- not as a supplement form thereof for a period of pity & Economic Development, 321 East Fifth 1 issue(s), SUCK publication Commencing on Street,Port Angeles,Washington,(360)417-4750. Pub:Oct.1 2014': Legal No.591576 10/01/2014 and ending on 10/01/2014 and that said newspaper was regularly distributed to its subscribers during all of said period. The amount of the fee for such publication is $45.82. Subscribed and sworn before me on this day of , Notary Public in and for the State of \ pj1C LAUD Washington. T y CITY OF PORT ANGELES&EGALS 14814948( EXP 12/0612015 N O PUB(-�G\�yCa or wASN Legal Invoice Date: 10/01/2014 P.777 . 7 Sound Publishing, Inc. Peninsula Daily News Unit Main 11323 Commando Rd W Everett WA 98204 Bill To: Customer Account#:48149481 CITY OF PORT ANGELES/LEGALS Legal Description: PDN591576 PO BOX 1150 PORT ANGELES WA 98362 Legal Description: City Bids Desc: Legal#: PDN591576 Ad Cost: $45.82 Ordered By: Published:Peninsula Daily News Issues Ordered: 1 Start Date: 10/01/2014 End Date: 10/01/2014 Due:$45.82 �jt111'h thug;_ t QuestioIIS��Call ,r a� ; `f. ' " CITY OF PORT ANGELES/LEGALS Account#:48149481 PO BOX 1150 Invoice#: PDN591576 PORT ANGELES WA 98362 Due: $45.82 Sue Roberds From: Peter O. Casey[peterc@peninsulabehavioral.org] Sent: Wednesday, October 15, 2014 5:27 PM To: Sue Roberds Cc: Nathan West Subject: Peninsula Behavioral Health Just wanted you to know that PBH will need to park staff vehicles some more on local streets for a few weeks until the construction is completed on the Respite Center. We have purchased a couple of additional vehicles for the agency and parking is limited on the west side of the St.Vincent building because of space needed for construction workers and their equipment. I have been in contact with Bob Jones from Graymor Development about continued use of the car wash, which his company now owns. We are working out a temporary lease agreement. Steve Zenovic has informed me that the parking lot for the 9th St. property will most likely not be completed until April 2015. Peter 1 Environmental Checklist[applicant] Page 1 EVALUATION FOR 'age 1 C;FNrY TISF Filing F Dfg k 99 9 0 PORT ANGELES .. SEP 0 2 2014 ,lag ASH INGTON, U. S. A. CITY OF PORT ANGELES COMMUNITY&ECONOMIC DMOPMl NT CITY OF PORT ANGELES ENVIRONMENTAL CHECKLIST Purpose of Checklist: The State Environmental Policy Act (SEPA), Chapter 43.21 C RCW, requires all governmental agencies to consider the environmental impacts of a proposal before making decisions. An environmental impact statement (EIS) must be prepared for all proposals with probable significant adverse impacts on the quality of the environment. The purpose of this checklist is to provide information to help you and the agency identify impacts from your proposal (and to reduce or avoid impacts from the proposal, if it can be done) and to help the agency decide whether an EIS is required. Instructions for Applicants: This environmental checklist asks you to describe some basic information about your proposal. Governmental agencies use this checklist to determine whether the environmental impacts of your proposal are significant. Answer the questions briefly, with the most precise information known, or give the best description you can. You must answer each question to the best of your knowledge. 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 really 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 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. Attach any additional information that will help describe your proposal or its environmental effects and include a site map. BACKGROUND 1. Name of project: Additional Parking for Peninsula Behavioral Health on the corner of Lincoln and 91r, Streets. A. Address or general location of site: 129 & 129 1/2 and 113 E. 9t" Street, Port Angeles, WA 98362. 2. Name, address, phone number, e-mail (if applicable) of applicant: Peter O. Casey, Executive Director, Peninsula Behavioral Health, 118 E. 8th Street, Port Angeles, WA 98362, 360-457- 0431, ext. 195. 3. Name, address and phone number of contact person if other than applicant: N/A 4. Date checklist prepared: August 26, 2014 Environmental Checklist[applicant] Page 2 EVALUATION FOR 'age 2GENCY USE 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 proposal? PBH's long-term objective is to develop additional parking on the corner of Lincoln and 9th streets to accommodate the growth our organization. PBH contracted with Zenovic & Associates, Inc. on July 10, 2014 to produce professional engineering and land surveying services for the development of a parking lot, which will primarily be used by our staff. Their design allows for 38 parking spaces. It is PBH's intention to bid out the construction for the parking lot soon after our CUP application is approved by the Port Angeles Planning Department. We anticipate that the parking lot would be completed by December 31, 2014. B. How does this project relate to long-term plans? As stated above, the creation of additional staff parking is to accommodate the growth of PBH as an organization. We have increased our staffing by 27 people and have added 11 programs since 2007. 7. Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? If yes, explain. No. PBH has no plans for future additions or expansions connected with this proposal at this time. 8. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal: When PBH purchased the property at 129 & 129 % 9th St. from Karl and Ingebord Baumwell on September 4, 2012, the Seller Disclosure Statement reflected that the oil tank on the property had been sanitized. (See attached.) Also, PBH demolished both buildings on 05/22/2013 that were on the property at the time of purchase. (See attached.) 9. Do you know whether applications are pending for governmental approvals of other proposals directly affecting the property covered by your proposal? If yes, explain. No. 10. List any government approvals or permits that will be needed for your proposal, if known. None required. 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 additional specific information on project description.) PBH needs to create additional parking for staff and clients to accommodate the Environmental Checklist[applicant] Page 3 EVALUATION FOR 'age 3GENCY USE growth of our organization. Approximately two years ago, we purchased lots 17 and 18 of block 268 TPA from Mr. and Mrs. Baumwell. There were two buildings on the property at the time of purchase, which we had removed on May 22, 2013. It is our intention to use the entire property to create 38 parking spaces. The dimensions of the property are: 139.69834 by 99.99464 by 139.37547. 12. Location of 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. Lots 17 and18 of Block 268 TPA. 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 A. General description of the site (circle one): Flat, rolling, hilly, steep slopes, mountainous, Other: Sloping from south to north side. B. What is the steepest slope on the site (approximate percent slope)? 4 ft. C. What general types of soils are found on the site (for example, clay, sand, gravel, peat, muck)? If you know the classification of agricultural soils, specify them and note any prime farmland. Clay. D. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. No. E. Describe the purpose, type, and approximate quantities of any Filling or grading proposed. Indicate source of fill: One ton of crushed surface top course and one ton of pavement. F. Could erosion occur as a result of clearing, construction, or use? If so, generally describe. No. Environmental Checklist[applicant] Page 4 EVALUATION FOR Page 4GENCY USE G. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? Approximately 100%. H. Proposed measures to reduce or control erosion, or other impacts to the earth, if any: Storm water detention area. 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, generally describe and give approximate quantities if known. Dust and construction equipment emissions. B. Are there any off-site sources of emissions or odor that may affect your proposal? If so, generally describe. No. C. Proposed measures to reduce or control emissions or other impacts to air, if any: None. Emissions should be minimal. 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. No. 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. NIA 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: NIA iv.) Will the proposal require surface water withdrawals or Environmental Checklist[applicant] Page 5 EVALUATION FOR Page 5GENCY USE diversions? Give general description, purpose, and approximate quantities if known. No. v.) Does the proposal lie within a 100-year floodplain? If so, note location on the site plan. No. 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. No. 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. No. 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. None. 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. Storm water will be directed toward the existing system. ii.) Could waste materials enter ground or surface waters? If so, generally describe. No. 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: _x_deciduous tree: alder, maple, aspen, other evergreen tree: fir, cedar, pine, other shrubs grass Environmental Checklist[applicant] Page 6 EVALUATION FOR Page 6GENCY USE pasture crop or grain wet soil plants: cattail, buttercup, bullrush, skunk cabbage, water plants: water lily, eelgrass, milfoil, other Other types of vegetation B. What kind and amount of vegetation will be removed or altered? Grass and trees (apple and maple). C. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any. Native plants and scrubs. 5. Animals A. Circle any birds and animals which have been observed on or near the site or are known to be on or near the site: None. Birds: hawk, heron, eagle, songbirds, other Mammals: deer, bear, elk, beaver, other Fish: bass, salmon, trout, herring, shellfish, other B. Threatened or endangered species known to be on or near the site. None known. C. Is the site part of a migration route? If so, explain. Unknown. D. Proposed measures to preserve or enhance wildlife, if any. N/A 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. None. B. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. No. C. What kinds of energy conservation features are included in the plans of this proposal? List other proposed measures to reduce or control energy impacts, if any. None; no new proposed construction. Environmental Checklist[applicant] Page 7 EVALUATION FOR Page 7GENCY USE 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. No. i) Describe special emergency services that might be required. N/A ii) Proposed measures to reduce or control environmental health hazards, if any. N/A B. Noise i) What types of noise exist in the area which may affect your project (for example: traffic, equipment, operation, other)? None known. 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 hours noise would come from the site. Long term — normal noises related to residential activities. ii) Proposed measures to reduce or control noise impacts, if any: None. 8. Land and Shoreline Use A. What is the current use of the site and adjacent properties? None. B. Has the site been used for agriculture? If so, describe. No. C. Describe any structures on the site. None. D. Will any structures be demolished? If so, what? No. E. What is the current zoning classification of the site? CSD Environmental Checklist[applicant] Page 8 EVALUATION FOR Page 8GENCY USE F. What is the current Comprehensive Plan designation of the site? Unknown. G. What is the current Shoreline Master Program designation of the site? Unknown. H. Has any part of the site been classified as an "environmentally sensitive" area? If so, specify. No. J. Approximately how many people would the completed project displace? None K. Proposed measures to avoid or reduce displacement impacts, if any: N/A L Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any: N/A 9. Housing A. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income housing. None. B. Approximately how many units, if any, would be eliminated? Indicate whether high, middle, or low-income housing. N/A C. Proposed measures to reduce or control housing impacts, if any. N/A 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? No new proposed structures. B. What views in the immediate vicinity would be altered or obstructed? N/A Environmental Checklist[applicant] Page 9 EVALUATION FOR Page 9GENCY USE C. Proposed measures to reduce or control aesthetic impacts, if any. Trees, scrubs and fence on east side of proposed parking lot. 11. Light and Glare A. What type of light or glare will the proposal produce? What time of day would it mainly occur? Two security lights will be installed for safety in the evening hours. B. Could light or glare from the finished project be a safety hazard or interfere with views? No. C. What existing off-site sources of light or glare may affect your proposal? None. D. Proposed measures to reduce or control light and glare impacts, if any. N/A 12. Recreation A. What designated and informal recreational opportunities are in the immediate vicinity? None known. B. Would the proposed project displace any existing recreational uses? If so, describe. No. C. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or applicant, if any. N/A 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: None known. B. Generally describe any landmarks or evidence of historic, archaeological, scientific, or cultural importance known to be on or next to the site. None known. Environmental Checklist[applicant] Page 10 EVALUATION FOR Page 10GENCY USE C. Proposed measures to reduce or control impacts, if any: N/A 14. Transportation A. Identify public streets and highways serving the site and describe proposed access to the existing street system. Show on site plans, if any. 9th Street, Lincoln Street, Laurel Street and alley. B. Is site currently served by public transit? If not, what is the approximate distance to the nearest transit stop? Yes. The nearest bus stops are at 9th and Lincoln. C. How many parking spaces would the completed project have? 38. How many would the project eliminate? 0 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). No. E. Will the project use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe. No. F. How many vehicular trips per day would be generated by the completed project? If known, indicate when peak volumes would occur. Approximately 38, more or less. G. Proposed measures to reduce or control transportation impacts, if any. . The proposed parking lot would reduce street parking, as PBH does not have enough parking spaces currently. 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. No. Environmental Checklist[applicant] Page 11 EVALUATION FOR Page 11GENCY USE B. Proposed measures to reduce or control direct impacts on public services, if any. N/A 16. Utilities A. Circle utilities currently available at the site: electricity, natural gas, water, refuse service, telephone, sanitary sewer, septic system, other. B. Describe the utilities that are proposed for the project, the utility providing the service, and the general construction activities on the site or in the immediate vicinity which might be needed. Electricity for two security lights. 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). N/A 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). N/A B. Describe if the proposal is the first of its type in the community, or what the similar uses are. No. C. 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.) No new employment created. D. Where will the materials, goods or services utilized by the proposal come from? N/A E. Where will the goods or services produced by the proposal be utilized? N/A G. Who will utilize the goods or services produced by the proposal? N/A Environmental Checklist[applicant] Page 12 EVALUATION FOR Page 12GENCY USE I. Will the proposal alter the tax assessments of the area? Probably. 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 Puget 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 131 1. Name of watershed Port Angeles Regional Watershed (Elwha Morse). 2. Name of nearest waterbody Strait of Juan de Fuca. 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.) <1 mile. 4. What is the current land use between the project and the potentially affected water body (parking lot, farmland, etc.)? CSD 5. Is the project above a: ( ) natural permanent barrier (waterfall) natural temporary barrier (beaver pond); ( ) man made barrier (culvert, dam); ( ) other (explain) N/A 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 N/A 7. What percent of the project will be impervious surface (including Environmental Checklist[applicant] Page 13 EVALUATION FOR Page 13GENCY USE pavement and roof area)? Approximately 100% (asphalt and concrete). 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.) 1. Does the project require the withdrawal of: Surface water? No Name of surface water body Ground water? No Amount From where? N/A Depth of well 2. Will any water be rerouted? No. 3. Will there be retention ponds? No. 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? No (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? No. 6. Will topography changes affect the duration/direction of runoff flows? If yes, describe: No. 7. Will the project involve any reduction of the floodway or floodplain by filling or other partial blockage of flows? No 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: No. 2. Will your project reduce or increase shade along or over a waterbody? No. 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? No. 4. Will turbidity be increased because of the project activities? No. 5. Will your project require long term maintenance, i.e., bridge cleaning, highway salting, chemical sprays for vegetation management, clearing of parking lots? No. D. VEGETATION 1. Will the project involve the removal of any vegetation from stream r Environmental Checklist[applicant] Page 14 EVALUATION FOR Page 14GENCY USE banks? No. 2. If any vegetation is removed, do you plan to replant? N/A 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? Proposed measures to avoid or reduce shoreline and land use impacts: Environmental Checklist [applicant] Page 15 EVALUATION FOR Page 15GENCY USE 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. Environmental Checklist[applicant] Page 16 EVALUATION FOR Page 16GENCY USE 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 checklist should there be any willful misrepresentation or willful lack of full disclosure on my part. r SIGNED: .�Jc3j. DATE: I a h a 0 1 y_ PHONE: 3 o '�S �� - 3� 1S STORMWATER TREATMENT UNIT' W� au \ EXISTING UTILITY POLE "= N W V / F f V SOLID FENCE T\ SEC T.Y LIGHT _ OFT 4M �•,\. 'Q � g y y � o a � R ASPHALT PAVE EN � / U2 SONO FENCE -CONCRETECRBING . � � q e 0(9. x ...._..... .a F_ w —TREE .. (.TYP.) IGHSECURITYI SCALE �1 NOTED "NE4t CONCRETE VATL 9/28/7.014 DRIVEWAY ENTRANCE \ UC FILE: 14197 \ ..... .,L� . sa NDN W 7f A � 4 q' V C�STEN a� JS�ONpI Eµ4 - - sC:71�P; > - %(}> ST SHEET 0 20• ...40' 60' "ell CITY OF PORT ANGELES 321 East Fifth Street Port Angeles, WA 98362 NOTICE OF DECISION NOTICE IS HEREBY GIVEN the City of Port Angeles Planning Commission took the following actions on September 24, 2014: Approval of a conditional use permit to allow an off street parking lot at 129 E. 91h Street in association with a nearby professional office use for Peninsula Behavioral Health. 2. Recommended minor amendments to Sections 8 (Nuisance), 14 (Buildings), 15 (Environment), and 17 (Zoning) of the Port Angeles Municipal Code intended to clarify and correct existing regulations. Appeal decisions of the Planning Commission must be made to the City Council within 14 days of the decision. For further information, please contact Sue Roberds, Planning Manager, Department of Community& Economic Development, 321 East Fifth Street, Port Angeles, Washington, (360) 417-4750. Pub: 10/1/14 Post: 9/26/14 Planning Commission Minutes September 24,2014 Page 3 CONDITIONAL USE PERMIT—CUP 14-06 —PENINSULA BEHAVIORAL HEALTH—129 East Ninth Street : Proposal to establish an off site parking lot in association with a nearby professional office use in the Community Shopping District. Associate Planner Scott Johns reviewed the Department Report recommending approval of the conditional use permit with conditions. Vice Chair Morris opened the public hearing. Commissioner Brian Hunter asked whether the landscape plan would come back to the Planning Commission for review. Planner Johns noted that compliance with conditions are normally done administratively or as directed by the Planning Commission. Peter Casey,242 Leprechaun Lane,Port Angeles, Director of Peninsula Behavioral Health (PBH) stated that due to a growing need in the community for the services provided by PBH, which has grown from 2000 clients to approximately 3400 clients, personnel demands have grown. Additional off street parking needs to be developed to address the staff of 100 and client demands. Parking is at a premium in the area; however, PBH was able to purchase the remaining commercial zoned property in the block along Lincoln Street and will develop for associated off street parking if permitted. Steve Zenovic, Zenovic and Associates,301 E. 6th Street, is the principal engineer for the project. The project is budgeted for a design that includes 7 on site trees as is required by City Code. Mr. Zenovic is working with City engineering staff to meet development standards and stormwater regulations for the proposed development. In response to Commissioner Davis, Mr. Zenovic answered that there are different levels of control for stormwater treatment. The use of the site as an employee parking lot does not rise to a level where more enhanced stormwater treatment is required than what is planned. Planner Scott Johns confirmed that stormwater treatment is reduced to the basic development standards in this case because the site will be used for personnel uses. Mr. Zenovic noted that planned fencing will be either wood or chain link with slats to provide a visual barrier to surrounding properties. He responded to Commissioner Hunter that a vegetative barrier will be planted along the outside of the fence per Port Angeles Municipal Code requirements for such development. In response to Commissioner Morris,Mr. Zenovic could not answer whether after hours parking would be permitted? Christina Williams, 111 East Ninth Street, spoke of concerns regarding the expansion of the Peninsula Behavioral Health(PBH) office use in the area and the number of employees the use employs. She was concerned that the office use is growing and impacting the neighborhood in a negative manner. Hers is one of the only residential properties along the alley between Lincoln and Laurel in this location. She is not sure that the office use is appropriate for the area and expressed concern that the parking lot should not be approved. The parking area may result in after hours activities and landscaping may shield or encourage inappropriate behavior. Planning Commission Minutes September 24,2014 Page 4 Commissioner Davis asked what specifically Ms. Williams is concerned about. She responded that lots of people are hanging around, smoking, going to and from the site, and criminal activity. Additional vegetation might encourage additional loitering. There being no one further to speak to the matter, Vice Chair Morris closed the public hearing. Commissioner Hunter briefly noted that while some proposals are not widely accepted, the goal of the Commission is to review each land use proposal with other development directives contained within City Codes to determine if a particular application is in compliance and meets the intent of those development regulations. Not everyone will agree with every decision but the overall development goals defined in the City's regulations need to guide the City's decisions. Vice Chair Morris closed the public hearing. Following brief discussion regarding visibility issues along the alley, traffic in the alley,parking lot design, and the need for additional parking, Commissioner Reimlinger moved to approve the off street parking lot as proposed citing the following conditions, findings, and conclusions in support of the action: Conditions: 1. A detailed landscape plan for the parking area shall be submitted to the City of Port Angeles Community and Economic Development Department for review and approval. The landscape plan shall show landscape screening for the west side of the site abutting the residentially zoned property (the fence may be included in the landscaping), landscaping proposed for the storm water detention area, the proposed trees that will be included in the interior portion of the parking lot, and street trees proposed for Lincoln Street and 9th Street planting strips. 2. Seven (7) trees are required to be planted interior to the parking lot as designed for 38 off street parking spaces. Street trees are also required to be installed on 91h Street and Lincoln Street per Section 11.13 of the Port Angeles Municipal Code. A landscape plan indicating the location and plant species to be installed shall be submitted and approved prior to construction activities. 3. A Clearing, Grading, Filling, and Drainage permit shall be submitted to the City of Port Angeles Public Works and Utility Department for review and approval prior to construction. Findings: Based on the information provided in the Community Development Staff Report for CUP 14-06 dated September 24, 2014, 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: Planning Commission Minutes September 24,2014 Page 5 1. Peninsula Behavioral Health submitted a Conditional Use Permit application CUP 14-06 to allow the development of an off-site parking lot in the Community Shopping District zone on September 2, 2014. 2. The proposed site includes Lots 17 and 18, Block 268, Townsite of Port Angeles, and is located on the northwest corner of the intersection of Lincoln Street and 9`h Street. 3. The site is located in the City's North Central Planning Area. The Comprehensive Plan designates a portion of the site as Commercial, with the majority of the site being located within an imprecise margin separating the Commercial area from an area designated as Low Density Residential. Adjacent land use designations include Low Density Residential directly to the west and south with the Commercial designation located along both the 8t' Street corridor and the Lincoln Street corridor. Development in the neighborhood includes residential single family residences and a variety of commercial uses. The subject location is immediately east of State Highway 101, which is Lincoln Street within the City limits. 4. The City's Comprehensive Plan was reviewed in its entirety for consistency with the proposal. The goals and policies listed in Attachment B to the September 24, 2014, staff report were found to be most relevant to the proposal. Land Use Element Goal E; Policy E.3 and Transportation Element Policy B.14 were found to be most relevant to the proposal and support the proposed use. 5. The site is zoned Community Shopping District. Surrounding zoning includes Residential, Single Family (RS-7) and Community Shopping District(CSD). 6. Off-site parking lots are listed as a conditional use in the CSD zone per PAMC 17.22.160(H). 7. Section 17.08.020(C) PAMC defines a"Conditional use permit" as "a limited permission to locate a particular use at a particular location, and which limited permission is required to modify the controls stipulated by these regulations in such degree as to assure that the particular use shall not prove detrimental to surrounding properties, shall not be in conflict with the Comprehensive Plan, and shall not be contrary to the public interest. 8. Section 17.22.230 PAMC provides design and landscaping standards that are required for development in the CSD zone. Requirements are as follows: A. All outdoor storage areas, except City mechanized refuse collection system containers, shall be screened from view from public rights-of-way and abutting property by a sight- obscuring fence six feet in height. B. All lighting on the site shall be so directed as to reflect away from adjoining non- commercial property and public rights-of-way. C. A six-foot sidewalk accompanied by a minimum four-foot landscape strip shall be required within the right-of-way adjacent to the front property line as well as adjoining arterial corridors. D. The side yard abutting a residentially zoned lot shall be landscaped in a manner that is complementary or similar to residential landscaping. In other words, such landscaping shall be complementary or similar to shrubs of three-foot to six-foot mature height Planning Commission Minutes September 24,2014 Page 6 interspersed with evergreen, deciduous and/or ornamental trees. Five feet of the rear yard setback area abutting a residentially zoned lot shall be landscaped in a similar manner. E. Unused space that is over 24 square feet that results from the design of parking space arrangements or accessory structures shall be landscaped. F. All required parking areas shall include landscaping of at least one tree for each group of six or fewer parking spaces with a minimum of two trees,exclusive of any required perimeter landscaping. [Illustration- I 1 parking spaces requires two trees; 12 spaces requires two trees; 13 spaces requires three trees.] The trees shall be of a type approved by the City, and be at least two-inch caliper at time of planting, and placed in a minimum planting area of 100 square feet. Trees shall attain a minimum height of at least 20 feet at maturity. Alternatively, landscaping plans with functionally compatible planters and equivalent vegetative cover may be submitted for approval by the Director of Community and Economic Development as mitigation for this requirement when site constraints deem necessary. G. Parking areas shall have interspersed landscaped islands and shall have no more than eight consecutive parking spaces. Underground parking and parking included in a parking structure are excluded from this requirement. H. All parking lots shall be screened by three-foot to six-foot vision-obscuring fence or vegetation on all sides adjacent to residentially zoned property. 9. Per Section 11.13.050 PAMC, Street trees are required on Lincoln Street and 9th Street. 10. Per 17.96.050 PAMC, the Planning Commission shall consider applications for conditional use permit 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. In each application the Planning Commission may impose whatever restrictions or conditions are considered essential to protect the public health, safety, welfare, and to prevent depreciation of neighboring property. The Planning Commission may refuse to issue a conditional use permit if the characteristics of the intended use would defeat the purpose of the City's zoning regulations. 11. 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. 12. Reviewing City Departmental comments were considered in the review of this application. 13. Notification of the conditional use permit application and public hearing was placed in the Peninsula Daily News on September 5, 2014,posted on the site on September 2, 2014, and mailed to property owners within 300 feet of the subject property on September 2, 2014. One written comment in opposition to the project and one written comment in support of the proposal were received during the public comment period that ended on September 19, 2014. Those comments were considered in review of the application materials and public hearing. 0 • Planning Commission Minutes September 24,2014 Page 7 In opposition to the conditional use permit action, Ms. Christina Williams questioned how the proposed development will benefit the public, stated concerns regarding traffic in the area, safe streets, and questioned whether the use for which the off street parking lot is being proposed to support should be expanded. In support of the conditional use permit action, Alison Kintz, who owns the adjacent building north of the subject site, noted that parking has been a long standing problem for businesses in the area. She supported the additional parking and did not believe it would be a problem for the neighborhood as the proponent is a Monday — Friday daytime business and access. 14. A Determination of Non-Significance was issued for this proposed action on September 22, 2014. This satisfies the City's action under the State Environmental Policy Act (SEPA). 15. The Planning Commission opened a public hearing on the proposal at the September 24, 2014,regular meeting. Conclusions: Based on the information provided in the Department of Community Development Staff Report for CUP 14-06 September 24, 2014, including all of the information in the public record file, comments, and testimony presented during the public hearing,the Planning Commission's discussion and deliberation, and the above listed conditions of approval and listed findings, the City of Port Angeles Planning Commission hereby concludes that: 1. The conditional use permit(CUP) application was processed in accordance with Section 17.96.050 PAMC, Section 17.96.070, and Section 17.96.140 PAMC (public notice) and is therefore compliant with the City's Zoning Ordinance. 2. The proposed activity is in compliance with goals and policies of the City's Comprehensive Plan, specifically Land Use Element Goal E; Policy E.3 and Transportation Element Policy B.14. As conditioned the proposal is in the public interest as it will provide required off street parking for a permitted nearby professional office use in compliance with all required development standards for such uses. Those development standards include landscaping/screening requirements per Sections 17.22.230 (Community Shopping District) and 11.13.050 (Streets and Sidewalks) PAMC for such uses. Site design will provide a flow through traffic pattern that will prevent on site congestion that could otherwise negatively impact neighboring properties. The motion was seconded by Commissioner Davis and passed 4—0. -a �� • NGELES ►.`- WASH I N GTO N, U. S. A. Community & Economic Development Department September 25, 2014 1p TX.. _ Peninsula Behavioral Health - Mr. Peter Casey . � 118 East 9th Street Port Angeles, WA 98362 RE: Conditional Use Permit–CUP 14-06 z 9th 129 East 9Street P - ort Angeles Dear Mr. Casey: �� ,>` ; As you know, following a public hearing conducted on September 24, 2014,the City of Port ` `� a t'' Angeles Planning Commission approved Conditional Use Permit CUP 14-06 for construction of an off-street parking lot at 129 East 9th Street to be used in association with ane arby professional office use. The conditional use permit is approved with the following conditions: Conditions: - '' 1. A detailed landscape plan for the parking area shall be submitted to the City of Port Angeles Community and Economic Development Department for review and approval. t The landscape plan shall show landscape screening for the west side of the site abutting the t t residentially zoned property (the fence may be included in the landscaping), landscaping ti ry proposed for the storm Water detention area, the proposed trees that will be..included in the Y interior portion of the parking lot, and'street trees proposed for Lincoln Street and 91h Street -k J Planting strips. x 2. Seven (7) trees are required to be planted interior to the parking lot as designed for 38 off street parking spaces. Street trees are also required to be installed on 91h Street and f Lincoln Street per Section 11.13 of the Port Angeles Municipal Code. A landscape plan , indicating the location and plant species to be installed shall be submitted and approved prior to construction activities. 3. A Clearing, Grading, Filling, and Drainage permit shall be submitted to the City t of Port Angeles Public Works and Utilities Department for review and approval prior to construction. 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 The use for which a conditional use permit is approved must be commenced within one (1) year from"the date of approval or the approval will expire. The decision of the Plarining Commission is final unless appealed to the City Council within 14 days of the date of the decision. In the event of an appeal, you will be notified. If you have any questions regarding the permit conditions, please don't hesitate to contact this office. Sincerely, , Sue Roberds Planning Manager N Cc: Christina Williams Alison Kintz ® -J / NGELES �. WAS H I N G T O N, U. S. A. DEPARTMENT OF COMMUNITY& ECONOMIC DEVELOPMENT TO: Planning Commission FROM: Scott K. Johns, AICP DATE: September 24, 2014 RE: Conditional Use Permit- CUP 14-06 APPLICANT: Peninsula Behavioral Health OWNER: SAME LOCATION: Northwest corner of 9th and Lincoln— 129 E. 9th Street REQUEST: Development of an off-site parking lot in association with a nearby professional office use in the Commercial Shopping District zone. RECOMMENDATION: The Planning Division recommends that the Planning Commission approve CUP 14-06 with 3 conditions, citing 15 findings and 3 conclusions in support of that action as listed in Attachment A. EXISTING CONDITIONS IN AREA: The subject property is comprised of two 7,000 square foot parcels located on a corner lot at the intersection of Lincoln Street and 9th Street, addressed as 129 W. 91h Street. Lots in the block measure 50 by 140 feet(7,000 square feet) in size. Surrounding uses include single-family residences to the east, west and south, with commercial uses to the north and east along Lincoln Street and 8th Street. The property was developed with 2 single-family residential structures that have been recently demolished. The site is accessed from 9th Street and from the 8/9 alley. Lincoln Street is a principal arterial street and Highway 101. No access to the site is provided from Lincoln St. The site slopes downward from south to north with approximately 12 feet of elevation drop. The application and site maps are attached as Attachment B. DEPARTMENT COMMENTS: City Departments reviewed the proposal and provided the following comments: The Fire Department has no objection to the proposal. CUP 14-06 Peninsula Communi•Mental Health • Page 2 September 24,2014 The Public Works and Utilities Department Prior to construction, a Stormwater Management Plan must be submitted and approved by Public Works and Utility Department. The plan must include: o Flow Control o Enhanced treatment for pollution generating surfaces o Maintenance plan and activities to be recorded with the plat. o Low Impact Development techniques are encouraged The Building Division of DCD; had no comments or concerns with the proposal. PUBLIC COMMENT: Notification of the proposed action was placed in the Peninsula Daily News on September 5, 2014, the site was posted on September 2, 2014, and mailed to property owners within 300 feet of the subject property on September 2, 2014. One written comment in opposition to the project and one written comment recommending approval were received during the public comment period that ended on September 19, 2014. Those letters are attached to this staff report. In opposition to the conditional use permit action, Ms. Christina Williams questioned how the proposed development will benefit the public, stated concerns regarding traffic in the area, safe streets, and questioned whether the use for which the off street parking lot is being proposed to support should be expanded. In support of the conditional use permit action,Alison Kintz, who owns the adjacent building north of the subject site, noted that parking has been a long standing problem for businesses in the area. She supported the additional parking and did not believe it would be a problem for the neighborhood as the proponent is a Monday—Friday daytime business and access. STATE ENVIRONMENTAL POLICY ACT (SEPA) REVIEW: A Determination of NonSignificance was issued for this proposed action by the City's SEPA Responsible Official on September 22, 2014,per WAC 197-11-355. This satisfies the City's responsibility under the State Environmental Policy Act(SEPA). FLOODPLAIN REVIEW: The site is not located within a floodplain per FIRM Panel 530023 0003 C Dated September 28, 1990. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ANALYSIS: Application materials indicate that additional off-site parking is needed to accommodate an increase in staff and clientele for the professional office use (Peninsula Behavioral Health) located on the north side of the alley in this location at 118 East Eighth Street. Development of the off street parking area is intended to address those impacts of daily professional office parking demands. The subject property is zoned Community Shopping District(CSD), and as such, could support professional office, retail, or business office use. An off-site parking lot is allowed by conditional use permit in the CSD zone per PAMC 17.22.160(H) Off-street parking structures and lots. The site is currently undeveloped. The proposal would result in a significant increase of impervious surface. • • CUP 14-06 Peninsula Community Mental Health Page 3 September 24,2014 The preliminary plan indicates that the parking area will provide 38 new parking spaces. An area of approximately 850 square feet is shown to be a storm-water detention area. Two access points are shown, one from 9th Street and the other from the 8/9 alley. Interior security lighting is indicated and one location for an unspecified tree is also shown on the plans. No other landscape details were included in the application materials. The off street parking area design will provide screening from adjacent property and will focus the parking lot activity along the arterial frontage of Highway 101/Lincoln Street. The City's entire Comprehensive Plan and Port Angeles Municipal Code were reviewed with regard to the proposal, and the references listed in Attachment C were found to be the most relevant to the proposal. In addition to the Comprehensive Plan goals and policies, development regulations in the Commercial Shopping District(CSD) zone are also included in Attachment B to this staff report. The City's Comprehensive Plan and Land Use Map identify the area as being located in the North Central Planning Area and the site as being partly within the Commercial designation, with a major portion of the site being located in the imprecise margin separating the Commercial designation from a nearby Low Density Residential designation. The properties west of the subject site are zoned Residential - Single Family (RS-7), and developed with single family residential uses. Per PAMC 17.22.230(B) all lighting on site must be directed as to reflect away from adjoining non-commercial property and rights-of-way. The existing conditions of the site include sidewalks on both 9th Street and Lincoln Street. A 6.5-foot wide planting strip exists on Lincoln with a 12-foot planting strip, meeting the requirements of PAMC 17.22.230(C). Per PAMC 17.22.230(D), side yards abutting residentially zoned lots shall be landscaped in a manner that is complementary or similar to residential landscaping. This is further defined as "shrubs of 3 foot to 6 foot mature height interspersed with evergreen, deciduous and/or ornamental trees". Site plans submitted with the application materials indicate a solid fence will be placed on the west side of the site for screening purposes. Use of a fence for screening does not meet the landscape requirement of the code. Per PAMC 17.22.230(E), any unused space in a parking lot that is over 24 square feet in area shall also be landscaped, rather than paved. Per PAMC 17.22.230(F), all parking areas are required to include landscaping of at least one tree for each group of 6 parking spaces. Trees chosen for landscape purposes in parking lots are intended to provide canopy coverage of the parking lot surface once the trees are a mature size. Therefore, specific standards for planting areas is established at a minimum of 100 square feet for each tree and a minimum tree size standard of 20-feet mature height is required. Per PAMC 11.13.050 (Street Tree Ordinance) street trees are required for inclusion along 9th Street and Lincoln Street. Street trees shall be selected from the list of approved street trees provided by the City of Port Angeles and approved prior to installation. In consideration of a conditional use permit application,the Planning Commission may impose whatever restrictions or conditions are considered to be essential to protect the public health, safety, and welfare, and to prevent depreciation of neighboring property. Uses developed by conditional use permit must remain in continual compliance with the conditions of approval or the use may be revoked. Consideration is also given to the impacts on traffic patterns, the physical circumstances of the subject property, other uses in the neighborhood, schools, and needed public improvements. CUP 14-06 Peninsula Communi•ental Health • Page 4 September 24,2014 The Planning Division recommends the Planning Commission approve Conditional Use Permit CUP 14-06 subject to 3 conditions supported by the 14 findings and 5 conclusions listed in Attachment A to this staff report. Attachments: A-Conditions,Findings,and Conclusions B-Application C-Zoning Ordinance,Comprehensive Plan,and Other Municipal Code References Letters of public comment—Christina Williams,Alison Kintz T:\CUP\2014\PENINSULA BEHAVIOR HEALTH PARKING LOT\CUP 14-06 STAFF REPORT.DOC CUP 14-06 Peninsula Community Mental Health Page 5 September 24,2014 ATTACHMENT A CONDITIONS,FINDINGS,AND CONCLUSIONS IN SUPPORT OF CUP 14-06 Conditions: 1. A detailed landscape plan for the parking area shall be submitted to the City of Port Angeles Community and Economic Development Department for review and approval. The landscape plan shall show landscape screening for the west side of the site abutting the residentially zoned property (the fence may be included in the landscaping), landscaping proposed for the storm water detention area, the proposed trees that will be included in the interior portion of the parking lot, and street trees proposed for Lincoln Street and 9th Street planting strips. 2. Seven(7)trees are required to be planted interior to the parking lot as designed for 38 off street parking spaces. Street trees are also required to be installed on 9th Street and Lincoln Street per Section 11.13 of the Port Angeles Municipal Code. A landscape plan indicating the location and plant species to be installed shall be submitted and approved prior to construction activities. 3. A Clearing, Grading, Filling, and Drainage permit shall be submitted to the City of Port Angeles Public Works and Utility Department for review and approval prior to construction. Findings: Based on the information provided in the Community Development Staff Report for CUP 14-06 dated September 24, 2014, 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. Peninsula Behavioral Health submitted a Conditional Use Permit application CUP 14-06 to allow the development of an off-site parking lot in the Community Shopping District zone on September 2, 2014. 2. The proposed site includes Lots 17 and 18, Block 268, Townsite of Port Angeles, and is located on the northwest corner of the intersection of Lincoln Street and 9th Street. 3. The site is located in the City's North Central Planning Area. The Comprehensive Plan designates a portion of the site as Commercial, with the majority of the site being located within an imprecise margin separating the Commercial area from an area designated as Low Density Residential. Adjacent land use designations include Low Density Residential directly to the west and south with the Commercial designation located along both the 8th Street corridor and the Lincoln Street corridor. Development in the neighborhood includes residential single family residences and a variety of commercial uses. The subject location is immediately east of State Highway 101, which is Lincoln Street within the City limits. 4. The City's Comprehensive Plan was reviewed in its entirety for consistency with the proposal. The goals and policies listed in Attachment B to the September 24, 2014, staff report were found to be most relevant to the proposal. Land Use Element Goal E; Policy CUP 14-06 Peninsula Community Mental Health Page 6 September 24,2014 E.3 and Transportation Element Policy B.14 were found to be most relevant to the proposal and support the proposed use. 5. The site is zoned Community Shopping District. Surrounding zoning includes Residential, Single Family (RS-7) and Community Shopping District(CSD). 6. Off-site parking lots are listed as a conditional use in the CSD zone per PAMC 17.22.160(H). 7. Section 17.08.020(C)PAMC defines a"Conditional use permit"as "a limited permission to locate a particular use at a particular location, and which limited permission is required to modify the controls stipulated by these regulations in such degree as to assure that the particular use shall not prove detrimental to surrounding properties, shall not be in conflict with the Comprehensive Plan, and shall not be contrary to the public interest. 8. Section 17.22.230 PAMC provides design and landscaping standards that are required for development in the CSD zone. Requirements are as follows: A. All outdoor storage areas, except City mechanized refuse collection system containers, shall be screened from view from public rights-of-way and abutting property by a sight- obscuring fence six feet in height. B. All lighting on the site shall be so directed as to reflect away from adjoining non- commercial property and public rights-of-way. C. A six-foot sidewalk accompanied by a minimum four-foot landscape strip shall be required within the right-of-way adjacent to the front property line as well as adjoining arterial corridors. D. The side yard abutting a residentially zoned lot shall be landscaped in a manner that is complementary or similar to residential landscaping. In other words, such landscaping shall be complementary or similar to shrubs of three-foot to six-foot mature height interspersed with evergreen, deciduous and/or ornamental trees. Five feet of the rear yard setback area abutting a residentially zoned lot shall be landscaped in a similar manner. E. Unused space that is over 24 square feet that results from the design of parking space arrangements or accessory structures shall be landscaped. F. All required parking areas shall include landscaping of at least one tree for each group of six or fewer parking spaces with a minimum of two trees, exclusive of any required perimeter landscaping. [Illustration- 11 parking spaces requires two trees; 12 spaces requires two trees; 13 spaces requires three trees.] The trees shall be of a type approved by the City, and be at least two-inch caliper at time of planting,and placed in a minimum planting area of 100 square feet. Trees shall attain a minimum height of at least 20 feet at maturity. Alternatively, landscaping plans with functionally compatible planters and equivalent vegetative cover may be submitted for approval by the Director of Community and Economic Development as mitigation for this requirement when site constraints deem necessary. G. Parking areas shall have interspersed landscaped islands and shall have no more than eight consecutive parking spaces. Underground parking and parking included in a parking structure are excluded from this requirement. H. All parking lots shall be screened by three-foot to six-foot vision-obscuring fence or vegetation on all sides adjacent to residentially zoned property. CUP 14-06 Peninsula Community ental Health • Page 7 September 24,2014 9. Per Section 11.13.050 PAMC, Street trees are required on Lincoln Street and 91" Street. 10. Per 17.96.050 PAMC, the Planning Commission shall consider applications for conditional use permit 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. In each application the Planning Commission may impose whatever restrictions or conditions are considered essential to protect the public health, safety, welfare, and to prevent depreciation of neighboring property. The Planning Commission may refuse to issue a conditional use permit if the characteristics of the intended use would defeat the purpose of the City's zoning regulations. 11. 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. 12. Reviewing City Departmental comments were considered in the review of this application. 13. Notification of the conditional use permit application and public hearing was placed in the Peninsula Daily News on September 5, 2014, posted on the site on September 2, 2014, and mailed to property owners within 300 feet of the subject property on September 2, 2014. One written comment in opposition to the project and one written comment in support of the proposal were received during the public comment period that ended on September 19, 2014. Those comments were considered in review of the application materials and public hearing. In opposition to the conditional use permit action, Ms. Christina Williams questioned how the proposed development will benefit the public, stated concerns regarding traffic in the area, safe streets, and questioned whether the use for which the off street parking lot is being proposed to support should be expanded. In support of the conditional use permit action, Alison Kintz, who owns the adjacent building north of the subject site, noted that parking has been a long standing problem for businesses in the area. She supported the additional parking and did not believe it would be a problem for the neighborhood as the proponent is a Monday—Friday daytime business and access. 14. A Determination of Non-Significance was issued for this proposed action on September 22, 2014. This satisfies the City's action under the State Environmental Policy Act (SEPA). 15. The Planning Commission opened a public hearing on the proposal at the September 24, 2014, regular meeting. Conclusions: Based on the information provided in the Department of Community Development Staff Report for CUP 14-06 September 24, 2014, 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: 0 • CUP 14-06 Peninsula Community Mental Health Page 8 September 24,2014 1. The conditional use permit(CUP) application was processed in accordance with Section 17.96.050 PAMC, Section 17.96.070, and Section 17.96.140 PAMC (public notice) and is therefore compliant with the City's Zoning Ordinance. 2. The proposed activity is in compliance with goals and policies of the City's Comprehensive Plan, specifically Land Use Element Goal E; Policy E.3 and Transportation Element Policy B.14. 3. As conditioned the proposal is in the public interest as it will provide required off street parking for a permitted nearby professional office use in compliance with all required development standards for such uses. Those development standards include landscaping/screening requirements per Sections 17.22.230 (Community Shopping District) and 11.13.050 (Streets and Sidewalks) PAMC for such uses. Site design will provide a flow through traffic pattern that will prevent on site congestion that could otherwise negatively impact neighboring properties. r i CUP 14-06 Peninsula Community Mental Health Page 9 September 24,2014 ATTACHMENT E COMPREHENSIVE PLAN GOALS, POLICIES,AND OBJECTIVES THAT SUPPORT THE USE AS AN OFF-SITE PARKING LOT BY CONDITIONAL USE PERMIT IN THE CSD ZONE: Comprehensive Plan The City's 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 site is located in the City's North Central Planning Area. The Comprehensive Plan was reviewed in its entirety with regard to the proposed application and several goals and policies were found to be relevant to the proposal. An analysis of compliance with those policies is as follows: Land Use Element Commercial Goal E: To provide shopping opportunities which meet the needs of all City residents and visitors in safe, usable shopping areas that are compatible with the surrounding area and uses, the environment, and the desired urban design of the City. Land Use Element Policy E.3- Commercial development should buffer its impacts on adjacent residential uses. Where commercial development is adjacent to residential uses, the commercial development should incorporate elements in the site design to soften the impacts on the residential uses. Transportation Element Policy B.14 - "Off-street parking should be sufficient and accessible within business and residential areas to ensure that the traffic flow of the street is not impaired. Zoning Ordinance The Zoning Ordinance is the primary implementing ordinance for the Comprehensive Plan. The Ordinance establishes what types of uses are permitted and where they may be located in the City. It also establishes definitions and minimum design standards for such uses. Any project proposed in the City must be consistent with specific regulations of the zone in which it is located. The Zoning Map identifies the subject property and adjacent properties as Community Shopping District CSD. The purpose and intent of this zone is:" This is a commercial zone oriented primarily to those businesses serving the daily needs of the surrounding residential zones but is slightly less restrictive than the CN zone and as such provides a transition area from the most restrictive commercial zones to those of lesser restrictions. Businesses in this zone may occur on sites of varying sizes and shall be located at the intersections of arterial streets of sufficient size to satisfy traffic demand and at the boundaries of neighborhoods so that more than one neighborhood may be served. Commercial uses that are largely devoid of any impacts detrimental to the environment are allowed. Service stations with petroleum products are permitted uses. This zone provides the basic urban land use pattern for large lot, commercial uses serving much of the City with direct access on an arterial street and design standards for greater automobile and truck traffic. Conditional Use is defined as: "a use permitted in a zone but which requires a special degree of control to make such use consistent and compatible with other existing or permissible uses in the same zone". Off site paring structures and lots are allowed as a conditional use in the CSD zone per 17.22.160(H)PAMC. The purpose of a conditional use permit is defined as "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." Section 17.22.230 PANIC provides design and landscaping standards that are required for development in the CSD zone as follows: CUP 14-06 Peninsula Community Mental Health Page 10 September 24,2014 A. All outdoor storage areas,except City mechanized refuse collection system containers, shall be screened from view from public rights-of-way and abutting property by a sight- obscuring fence six feet in height. B. All lighting on the site shall be so directed as to reflect away from adjoining non- commercial property and public rights-of-way. C. A six-foot sidewalk accompanied by a minimum four-foot landscape strip shall be required within the right-of-way adjacent to the front property line as well as adjoining arterial corridors. D. The side yard abutting a residentially zoned lot shall be landscaped in a manner that is complementary or similar to residential landscaping. In other words, such landscaping shall be complementary or similar to shrubs of three-foot to six-foot mature height interspersed with evergreen,deciduous and/or ornamental trees.Five feet of the rear yard setback area abutting a residentially zoned lot shall be landscaped in a similar manner. E. Unused space that is over 24 square feet and that results from the design of parking space arrangements or accessory structures shall be landscaped. F. All required parking areas shall include landscaping of at least one tree for each group of six or fewer parking spaces with a minimum of two trees, exclusive of any required perimeter landscaping. [Illustration- 11 parking spaces requires two trees; 12 spaces requires two trees; 13 spaces requires three trees.] The trees shall be of a type approved by the City, and be at least two-inch caliper at time of planting,and placed in a minimum planting area of 100 square feet. Trees shall attain a minimum height of at least 20 feet at maturity. Alternatively, landscaping plans with functionally compatible planters and equivalent vegetative cover may be submitted for approval by the Director of Community and Economic Development as mitigation for this requirement when site constraints deem necessary. G. Parking areas shall have interspersed landscaped islands and shall have no more than eight consecutive parking spaces. Underground parking and parking included in a parking structure are excluded from this requirement. H. All parking lots shall be screened by three-foot to six-foot vision-obscuring fence or vegetation on all sides adjacent to residentially zoned property. PANIC 17.96.050 specifies procedures for the review and processing of conditional use 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. CUP 14-06 Peninsula Communi•ental Health • Page 11 September 24,2014 PANIC 11.13.050 requires street trees be included in new developments. 11.13.050 street trees- General requirements A. For new development, redevelopment and land divisions in all zones, street tree requirements are as follows: 1. All trees planted in the right-of-way shall be selected from the list of City approved street trees. The List of Approved Street Trees is established in the Port Angeles Urban Services Standards and Guideline Manual. 2. A Street Tree Planting Plan shall be submitted to and approved by the Community Forester as part of any development permit application. All proposed trees shall be shown on the plan with the species indicated. 3. Street trees shall be planted within the public right-of-way in accordance with the details provided in the current Urban Services Standards and Guidelines. 4. The owner shall install the street tree(s)specified on the Landscape Plan prior to the issuance of final project approval or issuance of Certificate of Occupancy. Street tree plantings may be delayed between May I and October 1. In this case, the owner shall provide an assurance acceptable to the Cityfor any required tree planting. The assurance must be provided prior to approval and acceptance and/or the issuance of a Certificate of Occupancy. :`. STORMWATER TREATMENT UNITPu S p0 EXISTING UTILITY POLE mow :o N n W F � SOLID F'ENC[ SEC T:Y LIGHTFT�=Q'� ASPHALT PAVEMENT GS ----CONCRETE CURBING SOLID, FENCE Ga e x Al � U 4. CL r.TREE {TYP.} SECURITY I..IGH • •.../ SCALE u` �1 N0tE0 ♦L •-NEW CONCRETE �� 8J2HJz014 DRIVEWAY ENTRANCE -L� Fn E: s p r v JOB 11°: p-.. �j� •./ 04- 14197 _ ALA WA GG ti`vQ ( wA P cap°r� N/ _ SSiONFI�scole: I., —...LO , T , 0 - 20• '40' 60' �` \• �•`\.• ,r T . , OF NO. 1346 CITY OF PORT ANGELES DETERMINATION OF NON SIGNIFICANCE Description of Proposal: Construction of an off-site parking lot for 38 cars in association with a nearby professional office use, located in the Community Shopping District (CSD) zone. APPLICANT: Peninsula Behavioral Health Location: 91h and Lincoln (northwest corner lots) Lead Agency: City of Port Angeles The lead agency for this proposal has determined that it does not have a probable significant adverse impact on the environment. An environmental impact statement (EIS) is not required under RCW 43.21C.030(2)(c). This decision was made after review of a completed environmental checklist and other information on file with the lead agency. This information is available to the public on request. [ ] This DNS is issued under WAC 197-11-340(2); the lead agency will not act on this proposal for 14 days from the date of issuance. Comments must be submitted by at which time the DNS may be retained, modified, or withdrawn. [ ] There is no comment period for this DNS. [XX] This DNS is issued per WAC 197-11-355. There is no further comment period. Date Nathan West, Director Community & Economic Development You may appeal this determination to the Port Angeles City Council through the Department of Community& Economic Development, 321 East Fifth Street, Port Angeles, WA, 98362, by submitting such written appeal to the Department no later than You should be prepared to make specific factual objections. Responsible Official: Nathan West, Director of Community and Economic Development, City of Port Angeles, 321 East Fifth Street, P.O. Box 1150, Port Angeles, WA 98362,phone(360)417 -4751. Pub: NA Post: NA E-Mail SEPA Christina Williams SEP 22 201 111 East 9th Street Port Angeles,WA 98362 Cw'6�" C DF ANGELES City of Port Angeles Planning Commission 321 East 5th Street Port Angeles,WA 98362 September 19, 2014 Re: Peninsula Behavioral Health's plans for off-site parking lot at 9th Street and Lincoln To Members of the Planning Commission: As a resident homeowner on the block heavily impacted by PBH's activities, I object to this latest plan to use its property for commercial parking. Just because PBH has already purchased the 91h Street property that it currently uses for parking does not mean that this use is good for the surrounding homeowners or the long-term development of the rest of the community in Central Port Angeles. The combination of inadequate street maintenance and overuse from existing traffic has significantly degraded the asphalt near the area in question. My understanding is that the traffic light at Lincoln and 8th Street received a failing grade many years ago. When Rite Aid wanted to develop a new store directly across the street from what has now become PBH's headquarters that development was not allowed to go through, in part because of the traffic issues at 8th and Lincoln. The lots in question are zoned for a Community Shopping District. What is being sold by PBH? What can the surrounding homeowners buy? What tax dollars would be generated by an off-site parking lot? What tax dollars would be lost? As the City of Port Angeles strives in its downtown development to promote bicycle lanes and pedestrian accommodations, what has been done to create or even preserve the infrastructure and quality of life in our historic residential neighborhoods? Are we not entitled to quality of life consideration? Surely our homeowner's tax dollars would qualify us for even the basic consideration of well-maintained and safe streets. I respectfully encourage the Planning Commission to think deeply before permitting additional off-site parking for PBH. This further expansion is only one more step in destroying the integrity of a well- established family-oriented residential neighborhood, and furthering the creation of what appears to be an institutional headquarters for a contracted regional services provider. As long as we homeowners are still here,our priorities deserve at least as much consideration. Respectfully, Christina Williams Sue Roberds From: Alison Kintz[alishort@hotmail.com] Sent: Thursday, September 18, 2014 7:39 PM To: Sue Roberds Subject: Peninsula Behavioral Health Hi Sue, I live in Texas, but own the building at 136 E. 8th where the UPS Store is. I heard that there is to be a meeting in regards to a proposed parking lot for Mental Health. Can I please submit this email in support of this parking? Parking has been a long standing problem for us, as well as Mental Health. They have needed to use our parking lot often because they just need more space then what they have. This has created a problem for our tenants as well. I am in support of any extra parking. I do not feel that it will be a problem for the neighborhood, as Mental Health is just a Monday-Friday daytime business and can access the lot from the alley. If anyone has any further questions please feel free to contact me. Thank you. Alison Kintz 360-477-3699 1 CITY OF PORT ANGELES AFFIDAVIT OF MAILING I SUE ROBERDS, state that on the day of 2014) I mailed said notice, a true copy of which is hereto attached and made part hereof, to property owners within 300 feet of the property proposed for a land use action pursuant to Section 17.96.140 of the Port Angeles Municipal Code. AFFIAN Subscribed to me this day of rn r- 2014. ��I1111111tIt// fu cl— . V, V \ U �� ��M 13EFga ��•� ��� p►'% NOT6Y PUBLIC for the State of Washington, residing in Port Angeles O p�8ti� i QF WP�3 �'/�u��14m►a. T/forms/affidav itpostingj im 0 CITY OF PORT ANGELES AFFIDAVIT OF POSTING I JIM LIERLY, state that on the day of 2014, I posted said notice, a true copy of which is hereto attached and made part hereof, on the property proposed for a land use action pursuant to ction 17.96.140 of the Port Angeles Municipal Code s ivvv��A�v Subscribed to me this � �' day of 5.P a2le .e i/ 2014. .Will 1111q4'," , $A DEF/ ii�� 2N GARY PUBLIC for the State of Was ington, residing in Port Angeles = Geos e OPWIL o �ih11at1 t���� Tdorms/affi davitpostingj im CITY OP PORT ANGELES NOTICE OF DEVELOPMENT APPLICATION AND PUBLIC HEARING NOTICE IS HEREBY GIVEN that on September 2, 2014, the CITY OF PORT ANGELES DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT received an application to permit an OFF SITE PARKING LOT in the Community Shopping District in association with a nearby professional office use. The application was determined to be complete on September 2, 2014. Interested parties are encouraged to comment on the proposal and to attend the public hearing that will be conducted on SEPTEMBER 24, 2014, at 6 PM, City Hall, 321 East Fifth Street, Port Angeles, Washington. Written comment must be submitted no later than SEPTEMBER 19, 2014, to be included in the staff report on this matter. Verbal testimony will be taken during the public hearing. Information may be reviewed at the City Department of Community & Economic Development, City Hall, P.O. Box 1150, 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 Signficance (DNS) will be issued per WAC 197-11-355 for the project following the public comment review period that will end on September 19, 2014. APPLICANT: PENINSULA BEHAVIORAL HEALTH LOCATION: 129 East 9t' Street For further information contact: Sue Roberds, (360) 417-4750 PUB: 9/5/14 POST: 9/2/14 MAIL: 9/2/14 TANOTICES1PCpublichearing.wpd Easy Peel®Labels It ♦ Bend along line to AVERY®51600 iR Use Avery®template 51600 j�Feed Paper . expose Pop-up Edge** j• 1 Nancy German Michael & Sandy Caudill Alison & Craig Short PO Box 3056 1329 W 1011, Street PO Box 298 Port Angeles, WA 98362 Port Angeles, WA 98362 Gonzales, TX 78629 Wendy Drake Fred& Lynda Beyers Braun Property LLC 40 Crestview Drive 1610158 1h Avenue KPS 901 S Lincoln Street Port Angeles, WA 98362 Lake Bay, WA 98349 Port Angeles, WA 98362 Lien Lam&,Yan Yi Thompson Harry Amos Denny& Julia Goudie 111 Les Saints Road 130 E 9th Street 126 E 91h Street Sequim, WA 98382 Port Angeles, WA 98362 Port Angeles, WA 98362 Kenyon& Susan Nattinger Heather Buckmaster Daniel & Theresa Schmid 4227 Deer Park Road 118 E 9th Street 114 E 91h Street Port Angeles, WA 98362 Port Angeles, WA 98362 Port Angeles, WA 98362 Lia Kristeen&Kyler Curry Jason& Kristen Chittick Robert&Lou Nevaril 1137 Campbell Avenue 106 E 91h Street 909 S Laurel Street Port Angeles,WA 98362 Port Angeles, WA 98362 Port Angeles, WA 98362 Christina Williams James Davis Silverio Gallegos 111 E 9th Street 630 E 9th Street 817 S Laurel Street Port Angeles, WA 98362 Port Angeles, WA 98362 Port Angeles, WA 98362 BP West Coast Products LLC PO Box 1548 Warrenville, IL 60555-7548 I:tiquettes faciles a peler ; ® Repliez 3 la hachure afin de ; www.avery.com ; Utilisez le qabarit AVERY®5160® ' Sen-s de^+ r6v6ler le rebord Poa-uDmc 1-800-GO-AVERY Sly VGNT 1V APPLICATION FEES: OFFICE USE ONLY Standard CUP $500&$350 { Date Rec'd SEPA=$850 File# Administrative CUP (retail �� HTE# stand,home occupations,B&B) CONDITIONAL USE PERMIT $200&$125 SEPA =$325 APPLICATION Received bv: ;�:::::::::::::.::::::::::::::::::::::ccs::.;.:::.::::;:::::cs::::.:::::::::::::::::::::::::.:::::::::::::::::::.:..s:::::.:::.:::.:::::::::::::-:::::.::-:::::::::::::::::.�: IMPORTANT GENERAL INFORMATION PLEASE READ Only completed applications will be accepted. To be considered complete, an application must include all of the following information: ';•1. A completed application signed by the applicant and the property owner(if different than the applicant). 2. A completed Environmental Checklist signed by the applicant. V3. A vicinity map showing the site in relationship to surrounding properties. Z4. A site plan with dimensions showing all property lines, setbacks, existing and proposed i structures, parking spaces, and significant vegetation. ii 5. Interior floor plans for each floor of any structure to be used for the proposed activity. i 6. Exterior building elevations for each side of any building that will be constructed for the proposed use. '" ';'7. Mailing labels and list of property owners within 300'of the proposed site. A list of property owners may be obtained from the County Assessor's Office. '1 8. Application fees i;; ii It is important to be accurate and complete with the information regarding all aspects of your project. ?i? The Planning Commission's decision will be based on the information contained in this application ii �i and, if approved, will be limited to the proposal as presented and potentially conditioned. Changes to ? i your project from what is submitted may result in delay of your project review so try to be thorough. '? Certain proposals are decided administratively, such as retail stand permits, home occupations, and •,? bed and breakfast uses. These permits do not require a public hearing process. All other conditional use permits require review through a public hearing. i? Please do not hesitate to ask if you have aM questions regarding the permit process, time periods, or ii restrictions of certain applications. Planning Department personnel may be reached at 417-4750 between the hours of 8 a.m. and 5 p.m. Monday through Friday. PLEASE NOTE: Someone must be present during the public hearing to respond to any questions that may be raised and to ensure an understanding of any conditions that may be imposed. ?? Notes for your Use 23 1 f-, File APPLICANT/OWNER INFORMATION: Applicant: Peninsula Behavioral Health Applicant Address: 118 East 8th St., Port Angeles, @ a Daytime phone#: WA 98362 E-mail: peninsulabehavioral.org 40 2 20% D Applicant's representative(if other than applicant): Peter O. Casey, LICSW Contact Address: Same as above. coMMUNina EcoNOMiANGELES Mlfi Daytime phone#: 360-565-3919 E-mail: peterc@peninsulabehavioral.org Property owner(if other than applicant): Address: Contact phone#: PROPERTY INFORMATION: Street address: 129 &129 1/2 East 9th St., Port Angeles, WA Zoning: CSD Legal description: Lots 17 & 18, Block 268 TPA Property dimensions 99.9 x 139.7 Property area(total square feet): 13969.336 Physical characteristics (i.e., flat, sloped, vacant, developed, etc.): Sloping property from south to north end with no current structures. PROPOSED USE: Please describe the proposed conditional use: Additional parking for Peninsula Behavioral Health located on the northwest corner of 9th and Lincoln Streets. Number of employees: 0 Hours of operation: 7:00 am to 9:00 pm Number of on-site parking spaces: 38 Total square foot of floor area for the proposal: 13969.336% Site coverage: 100% SIGNATURES: , Applicant: , Date: 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. c Applicant Signature: @; "� (Y' __ "" , Date: 4 • a e , QL o (If the applicant is NOT the property owner, the property owner must sign this application or provide a separate note that he/she is/are aware of the application). Owner's Signature(if other than applicant): Date: Form 17 • SELLER DISCLOSURE STATEMENO ©Copyright 2012 Seller Disclosure StatementIMPROVED PROPERTY Northwest Multiple Listing Service Rev.6/12 ALL RIGHTS RESERVED Page 1 of 5 SELLER:_VA 611 L✓ I N tt � �I3 t �C' U f�Vj V1 4/t; Ir L.- }-f l �/ ) 1 To be used in transfers of improved residential real property, including residential dwellings up to four units, new construction, condominiums 2 not subject to a public offering statement, certain timeshares, and manufactured and mobile homes. See RCW Chapter 64.06 and Section 3 43.22.432 for further explanations. 4 INSTRUCTIONS TO THE SELLER 5 Please complete the following form. Do not leave any spaces blank. If the question clearly does not apply to the property write "NA." If the 6 answer is "yes" to any asterisked (*) item(s), please explain on attached sheets. Please refer to the line number(s) of the question(s) when you 7 provide your explanation(s). For your protection you must date and initial each page of this disclosure statement and each attachment. Delivery 8 of the disclosure statement must occur not later than five (5) business days, unless otherwise agreed, after mutual acceptance of a written 9 purchase and sale agreement between Buyer and Seller. 10 NOTICE TO THE BUYER 11 THE FOLLOWING DISCLOSURES ARE MADE BY THE SELLER ABOUT THE CONDITION OF THE PROPERTY LOCATED AT 12 1 2-Q -{- 1 24 Y2._ 4:-7- , q4 5-i• 1 13 CITY .t—lG'it >— A.r( C e L SwA COUNTY GLA LLA P"I ("THE PROPERTY") 14 OR AS LEGALLY DESCRIBED ON TRE ATTACHED EXHIBIT A. SELLER MAKES THE FOLLOWING DISCLOSURES OF EXISTING 15 MATERIAL FACTS OR MATERIAL DEFECTS TO BUYER BASED ON SELLER'S ACTUAL KNOWLEDGE OF THE PROPERTY AT 16 THE TIME SELLER COMPLETES THIS DISCLOSURE STATEMENT. UNLESS YOU AND SELLER OTHERWISE AGREE IN 17 WRITING, YOU HAVE THREE (3) BUSINESS DAYS FROM THE DAY SELLER OR SELLER'S AGENT DELIVERS THIS 18 DISCLOSURE STATEMENT TO YOU TO RESCIND THE AGREEMENT BY DELIVERING A SEPARATELY SIGNED WRITTEN 19 STATEMENT OF RESCISSION TO SELLER OR SELLER'S AGENT. IF THE SELLER DOES NOT GIVE YOU A COMPLETED 20 DISCLOSURE STATEMENT, THEN YOU MAY WAIVE THE RIGHT TO RESCIND PRIOR TO OR AFTER THE TIME YOU ENTER 21 INTO A PURCHASE AND SALE AGREEMENT. 22 THE FOLLOWING ARE DISCLOSURES MADE BY SELLER AND ARE NOT THE REPRESENTATIONS OF ANY REAL ESTATE 23 LICENSEE OR OTHER PARTY. THIS INFORMATION IS FOR DISCLOSURE ONLY AND IS NOT INTENDED TO BE A PART OF 24 ANY WRITTEN AGREEMENT BETWEEN BUYER AND SELLER. 25 FOR A MORE COMPREHENSIVE EXAMINATION OF THE SPECIFIC CONDITION OF THIS PROPERTY YOU ARE ADVISED TO 26 OBTAIN AND PAY FOR THE SERVICES OF QUALIFIED EXPERTS TO INSPECT THE PROPERTY, WHICH MAY INCLUDE, WITHOUT 27 LIMITATION, ARCHITECTS, ENGINEERS,LAND SURVEYORS,PLUMBERS,ELECTRICIANS, ROOFERS,BUILDING INSPECTORS,ON- 28 SITE WASTEWATER TREATMENT INSPECTORS, OR STRUCTURAL PEST INSPECTORS. THE PROSPECTIVE BUYER AND SELLER 29 MAY WISH TO OBTAIN PROFESSIONAL ADVICE OR INSPECTIONS OF THE PROPERTY OR TO PROVIDE APPROPRIATE 30 PROVISIONS IN A CONTRACT BETWEEN THEM WITH RESPECT TO ANY ADVICE, INSPECTION,DEFECTS OR WARRANTIES. 31 Seller ❑is/ (R is not occupying the property.()tl v j--s-r m ENT 1?lzo-P e 6Lr tr) 32 I. SELLER'S DISCLOSURES: 33 * If you answer "Yes" to a question with an asterisk (*), please explain your answer and attach documents, if available and not otherwise 34 publicly recorded. If necessary,use an attached sheet. 35 YES NO DON'T 36 1. TITLE KNOW 37 A. Do you have legal authority to sell the property? If no, please explain. .................................................. ® ❑ ❑ 38 *B. Is title to the property subject to any of the following? 39 (I) First right of refusal ......................................................................................................................... ❑ ❑ ❑ 40 (2) Option ..................................................................... ........................................................................ 1:10 C141 (3) Lease or rental agreement -... ::�ac. c= ..�2 ...................................................................... 0 ❑ ❑ 42 (4) Life estate? ........................................................................................................................................ ❑ ❑ ❑ 43 *C. Are there any encroachments, boundary agreements,or boundary disputes? ......................................... ❑ BI ❑ 44 *D. Is there a private road or easement agreement for access to the property? ............................................. ❑ ID ❑ 45 *E. Are there any rights-of-way, easements, or access limitations that may affect the 46 Buyer's use of the property? .................................................................................................................... ❑ a ❑ 47 *F. Are there any written agreements for joint maintenance of an easement or right-of-way? ..................... ❑ ❑ 48 *G. Is there any study, survey project, or notice that would adversely affect the property? ......................... 49 *H. Are there any pending or existing assessments against the property? .................................................... ❑ ❑ 50 *I. Are there any zoning violations, nonconforming uses, or any unusual restrictions on the 51 property that would affect future construction or remodeling? .............................................................. ❑ ❑ 10 52 *J. Is there a boundary survey for the property? ........................................................................................... ❑ 0 ❑ 53 *K. Are there any covenants,conditions, or restrictions recorded against the property? ............................... ❑ M ❑ 54 PLEASE NOTE: Covenants, conditions, and restrictions which purport to forbid or restrict the conveyance, encumbrance, occupancy, or 55 lease of real property to individuals based on race, creed, color, sex, national origin, familial status, or disability are void, unenforceable, and 56 illegal. RCW 49.60.224. 57 R �L)A P— 1 ( tai SELLER'S INITIALS:� _ DATE: SELLER'S INITIALS: � DATE: Phone:(360)45Z 3333 Fax: (360)457-7365 Produced with zipForm®by zipLogix 18070 Fifteen Mile Road,Fraser,Michigan 48026 www zioLQgix.com (Form 17 • SELLER DISCLOSURE STATEME* OOCopyright 2012 Seiler Disclosure Statement IMPROVED PROPERTY Northwest Multiple Listing Service Rev.6/12 ALL RIGHTS RESERVED Page 2 of 5 (Continued) YES NO DON'T 58 2. WATER KNOW 59 A. Household Water 60 (1) The source of water for the property is: 12 Private or publicly owned water system 81 0 Private well serving only the subject property*❑Other water system 62 *If shared,are there any written agreements? ................................................................................... ❑ ❑ ❑ 63 *(2) Is there an easement(recorded or unrecorded)for access to and/or maintenance 64 ofthe water source? .......................................................................................................................... ❑ (� ❑ 65 *(3) Are there any problems or repairs needed? ...................................................................................... ❑ ® ❑ 66 (4) During your ownership,has the source provided an adequateear-round sup1 67 of potable water?'T►� ..�S..cN i!!�TE� n r?r a? c B.g.).# 14 t�� �S .................................. ® ❑ ❑ ss If no,please explain: 69 *(5) Are there any water treatment systems for the property? ................................................................. ❑ ® ❑ 70 If yes,are they: O Leased ❑Owned 71 *(6) Are there any water rights for the property associated with its domestic water supply, 72 such as a water right permit,certificate,or claim? ........................................................................... ❑ Is ❑ 73 (a) If yes,has the water right permit,certificate,or claim been assigned,transferred, 74 orchanged? ................................................................................................................................ ❑ ❑ ❑ 75 *(b)If yes,has all or any portion of the water right not been used for five or more 76 successiveyears? ........................................................................................................................ ❑ ❑ ❑ 77 *(7) Are there any defects in the operation of the water system(e.g.pipes,tank,pump,etc.)? .............. ❑ O 13 78 B. Irrigation Water 79 (1) Are there any irrigation water rights for the property,such as a water right permit, 80 certificate,or claim? 81 ❑ ❑ *(a) If yes,has all or any portion of the water right not been used for five or more 82 successiveyears? ...................................................................................................................... ❑ ❑ ❑ 83 *(b) If so, is the certificate available?(If yes, please attach a copy.) .............................................. ❑ ❑ ❑ 84 *(c) If so,has the water right permit,certificate,or claim been assigned, 85 transferred,or changed? ........................................................................................................... ❑ ❑ ❑ 86 *(2) Does the property receive irrigation water from a ditch company, irrigation district,or other entity? ❑ ® ❑ 87 If so,please identify the entity that supplies water to the property: 88 89 C. Outdoor Sprinkler System 90 (1) Is there an outdoor sprinkler system for the property? ...................................................................... ❑ ER ❑ 91 *(2) If yes,are there any defects in the system? ...................................................................................... ❑ ❑ ❑ *(3) If yes, is the sprinkler system connected to irrigation water? ........................................................... El ❑ 93 3. SEWER/ON-SITE SEWAGE SYSTEM 94 A. The property is served by: 95 IA Public sewer system C3 On-site sewage system(including pipes,tanks,drainfelds,and all other component parts) 96 0 Other disposal system 97 Please describe: 98 B. If public sewer system service is available to the property, is the house 99 connectedto the sewer main? ............:..................................................................................................... ® O ❑ 100 If no,please explain: 101 *C. Is the property subject to any sewage system fees or charges in addition to those covered 102 in your regularly billed sewer or on-site sewage system maintenance service? Q C] 103 ...................................... D. If the property is connected to an on-site sewage system: 104 *(l) Was a permit issued for its construction,and was it approved by the local health 105 department or district following its construction? ❑ O ❑ 106 ............................................................................. (2) When was it last pumped? 107 (3) Are there any defects in the operation of the on-site sewage system. 108 (4) When was it last inspected? 109 By whom: 110 (5) For how many bedrooms was the on-site sewage system approved? bedrooms 111 SELLER'S INITIALS: J/"f/-� DATE: 9�J�p l y SELLER'S INITIALS: DATE: �J — 9— Produced Produced with zipForn6 by zipLogix 18070 Fifteen Mile Road,Fraser,Michigan 48026 www.zi LLoogix.com Form 17 • SELLER DISCLOSURE STATEMENT* ©Copyright 2012 Seller Disclosure Statement IMPROVED PROPERTY Northwest Multiple Listing Service Rev.6/12 ALL RIGHTS RESERVED Page 3 of 5 (Continued) YES NO DON'T 112 E. Are all plumbing fixtures, including laundry drain,connected to the KNOW 113 sewer/on-site sewage system? ................................................................................................................. ❑ ❑ 114 If no,please explain: 115 *F. Have there been any changes or repairs to the on-site sewage system? ................................................... ❑ ❑ ® 116 G. Is the on-site sewage system, including the drainfield, located entirely 117 within the boundaries of the property? ..................................................................................................... ❑ ❑ ❑ 118 If no,please explain: 119 *H. Does the on-site sewage system require monitoring and maintenance services more 120 frequentlythan once a year? .................................................................................................................... ❑ Cl ❑ 121 NOTICE: IF THIS RESIDENTIAL REAL PROPERTY DISCLOSURE IS BEING COMPLETED FOR NEW CONSTRUCTION 122 WHICH HAS NEVER BEEN OCCUPIED, SELLER IS NOT REQUIRED TO COMPLETE THE QUESTIONS LISTED IN ITEM 4 123 (STRUCTURAL)OR ITEM 5(SYSTEMS AND FIXTURES). 124 4. STRUCTURAL 125 *A. Has the roof leaked within the last 5 years? ............................................................................................ q 126 ... . . ....................................................................................... ❑ 127 *B. Has the basement flooded or leaked? ..... .. . . . � *C. Have there been any conversions,additions or remodeling? ................................................................... ® ❑ 128 *(1) If yes,were all building permits obtained? ..................................................................................... 0 ❑ ❑ 129 *(2) If yes,were all final inspections obtained? ....................... 130 D. Do you know the age of the house? ........... ............................................................................................. 6� ❑ ❑ 131 If yes,year of original construction: �l cC. 4-0 C � d>~�5- 132 *E. Has there been any settling,slippage,or sliding of the property or its improvements? ........................... ❑ ❑ 0 133 *F. Are there any defects with the following: (If yes,please check applicable items and explain.) Q ❑ ❑ 134 ❑ Foundations ❑ Decks W Exterior Walls ' WA 5 R,6'?X4(L'&jj0' 135 ❑ Chimneys ❑ Interior Walls ❑ Fire Alarms 136 ❑ Doors ❑ Windows ❑ Patio 137 ❑ Ceilings ❑ Slab Floors ❑ Driveways 138 ❑ Pools ❑ Hot Tub ❑ Sauna 139 ❑ Sidewalks ❑ Outbuildings ❑ Fireplaces 140 ❑ Garage Floors ❑ Walkways ❑ Wood Stoves 141 ❑ Siding ❑ Other 142 *G. Was a structural pest or"whole house" inspection done? ....................................................................... ® ❑ ❑ 143 If yes,when and by whom was the inspection completed? 144 'n 8� 145 H. During your ownership,has the property had any wood destroying organism or pest infestation? ........ ❑ ❑ M 146 1. Is the attic insulated? ................................................................................................................................ 19 ❑ ❑ 147 J. Is the basement insulated? ........................................................................................................................ 19 ❑ ❑ 148 5. SYSTEMS AND FIXTURES 149 *A. If any of the following systems or fixtures are included with the transfer,are there any defects? 150 If yes, please explain: 151 Electrical system, including wiring, switches,outlets,and service .......................................................... ❑ ❑ 152 Plumbing system, including pipes, faucets, fixtures,and toilets .............................................................. ❑ ❑ 153 Hotwater tank .......................................................................................................................................... ❑ ❑ ® 154 Garbagedisposal ....................................................................................................................................... ❑ ❑ © 155 Appliances ................................................................................................................................................ ❑ 21 ❑ 156 Sumppump ............................................................................................................................................... ❑ 1z ❑ 157 Heatingand cooling systems .................................................................................................................... ❑ 21 ❑ 158 Security system ❑ Owned ❑ Leased ................................................................................................. ❑ Bf ❑ 159 Other ❑ ❑ ❑ 160 *B. If any of the following fixtures or property is included with the transfer,are they leased? 161 (If yes, please attach copy of lease.) 162 El 163 Security System ❑ M ❑ ❑ ❑ 164 Tanks(type): ❑ a ❑ 165 Satellite dish Other: ❑ M C] 166 _4? SELLER'S INITIALS: jl " (� DATE: ! QUX4 1'4 SELLER'S INITIALS: DATE: Q Produced with zipForm®by zipLogix 18070 Fifteen Mile Road,Fraser,Michigan 48026 www.zioLogix.com Form 17 . SELLER DISCLOSURE STATEMEA ©Copyright 2012 Seller Disclosure Statement IMPROVED PROPERTY Northwest Multiple Listing Service Rev.6/12 ALL RIGHTS RESERVED Page 4 of 5 (Continued) *C. Are any of the following kinds of wood burning appliances present at the property? YES NO DON'T 167 KNOW 168 (1) Woodstove? .................................................................................................................................. ❑ ® ❑ 169 (2) Fireplace insert? ............................................................................................................................ ❑ ® ❑ 170 (3) Pellet stove? .................................................................................................................................. ❑ W ❑ 171 (4) Fireplace? ...................................................................................................................................... ❑ ® ❑ 172 If yes,are all of the(1)woodstoves or(2) fireplace inserts certified by the U.S. Environmental 173 Protection Agency as clean burning appliances to improve air quality and public health? ................ ❑ ❑ ❑ 174 D. Is the property located within a city,county,or district or within a department of natural resources 175 fire protection zone that provides fire protection services? ................................................................. ® ❑ ❑ 176 E. Is the property equipped with carbon monoxide alarms?(Note: Pursuant to RCW 19.27.530, Seller 177 must equip the residence with carbon monoxide alarms as required by the state building code.) ....... _Er Cl ❑ 178 F. Is the property equipped with smoke alarms? ....................................................................................... (� ❑ ❑ 179 6. HOMEOWNERS' ASSOCIATION/COMMON INTERESTS 180 A. Is there a Homeowners' Association? ................................................................................................. ❑ ® ❑ 181 Name of Association and contact information for an officer,director,employee,or other authorized 182 agent, if any,who may provide the association's financial statements,minutes,bylaws, fining policy, 183 and other information that is not publicly available: 184 B. Are there regular periodic assessments? .............................................................................................. ❑ ® ❑ 185 $ per ❑ month ❑ year 186 ❑ Other: 187 *C. Are there any pending special assessments? ....................................................................................... ❑ ® ❑ 188 *D. Are there any shared "common areas" or any joint maintenance agreements(facilities 189 such as walls, fences, landscaping,pools,tennis courts,walkways,or other areas co-owned 190 in undivided interest with others)? ......................................................................................................❑ ® ❑ 191 7. ENVIRONMENTAL 192 *A. Have there been any flooding,standing water,or drainage problems on the property 193 that affect the property or access to the property? .............................................................. ❑ ® 194 *B. Does any part of the property contain fill dirt,waste,or other fill material? ....................................... ❑ ❑ 195 *C. Is there any material damage to the property from fire,wind, floods,beach movements, 196 earthquake,expansive soils,or landslides? ......................................................................................... ❑ ® ❑ 197 D. Are there any shorelines, wetlands, floodplains,or critical areas on the property? ............................ ❑ ❑ 198 *E. Are there any substances,materials,or products in or on the property that may be environmental 199 concerns,such as asbestos, formaldehyde, radon has, lead-based paint,fuel or chemical storage 200 tanks,or contaminated soil or water? p.1.� ff�!�K.!!�as.s! !`!! r! 2 ,.�zQ. a: h¢y"�'++ ❑ ❑ 201 *F. Has the property been used for commercial or industrial purposes? ................................................... ❑ 0 ❑ 202 *G. Is there any soil or groundwater contamination? ................................................................................. ❑ Cl ® 203 *H. Are there transmission poles or other electrical.utility equipment installed, maintained, 204 or buried on the property that do not provide utility service to the structures on the property? ........... ❑ ❑ ❑ 205 *I. Has the property been used as a legal or illegal dumping site? ........................................................... ❑ 59 ❑ 206 *J. Has the property been used as an illegal drug manufacturing site? ..................................................... ❑ 19 ❑ 207 *K. Are there any radio towers in the area that cause interference with cellular telephone reception? ..... ❑ ❑ C9 208 8. LEAD BASED PAINT (Applicable if the house was built before 1978.) 209 A. Presence of lead-based paint and/or lead-based paint hazards(check one below): 210 ❑ Known lead-based paint and/or lead-based paint hazards are present in the housing 211 212 (explain). ® Seller has no knowledge of lead-based paint and/or lead-based paint hazards in the housing. 213 B. Records and reports available to the Seller(check one below): 214 ❑ Seller has provided the purchaser with all available records and reports pertaining to 215 lead-based paint and/or lead-based paint hazards in the housing(list documents below). 216 217 [� Seller has no reports or records pertaining to lead-based paint and/or lead-based paint hazards in the housing. 218 9. MANUFACTURED AND MOBILE HOMES219 If the property includes a manufactured or mobile home, NIA 220 *A. Did you make any alterations to the home? ❑ ❑ ❑ 221 ........................................................................................ 222 If yes,please describe the alterations: *B. Did any previous owner make any alterations to the home? 223 ❑ *C. If alterations were made,were permits or variances for these alterations obtained? ........................... ❑ ❑ 224 SELLER'S INITIALS: DATE: / -�'VAI�! /Z-SELLER'S INITIALS: DATE: - / 2 Produced with zipForm®by zipLogix 18070 Fifteen Mile Road,Fraser,Michigan 48026 www-ziDLogix.com Form 17 • SELLER DISCLOSURE STATEMEN& ©Copyright 2012 Seller Disclosure Statement IMPROVED PROPERTY Northwest Multiple Listing Service Rev.6/12 ALL RIGHTS RESERVED Page 5 of 5 (Continued) 10. FULL DISCLOSURE BY SELLERS YES NO DON'T 225 KNOW 226 A. Other conditions or defects: *Are there any other existinP materi 1 defects affecting the properrttyy tha a pprospective buyer 227 ould know about? 'P .a.Y..n!�N re n�N c.o , I}fk3 Lt✓1 Asx TrSK rJ c...R•N o>=f4r`✓ ". ❑ ❑ 228 B. ei�'6�Ji6L �, R�Pr�lr:s t✓EkI,� tlKstW�� ofSIGN; lca tv� FEcrs 229 f tion W}}1�t+ rlA- Ekts,r wE N�Vt77r � 'r(i EP The foregoing answers and attached explanations (if any) are complete and correct to the best of Seller's knowledge and Seller has 230 received a copy hereof. Seller agrees to defend, indemnify and hold real estate licensees harmless from and against any and all claims 231 if an to deliver a co of this disclosure statement to 2 that the above information is inaccurate. Seller authorizes real estate licensees, i y, copy 23 other real estate licensees and all prospective buyers of the property. / 233 Date: �lJ•( Q �/ Date: ra 234 Seller:jj t L,-]l rt Seller: 235 NOTICES TO THE BUYER 236 SEX OFFENDER REGISTRATION 237 INFORMATION REGARDING REGISTERED SEX OFFENDERS MAY BE OBTAINED FROM LOCAL LAW ENFORCEMENT 238 AGENCIES. THIS NOTICE IS INTENDED ONLY TO INFORM YOU OF WHERE TO OBTAIN THIS INFORMATION AND IS 239 NOT AN INDICATION OF THE PRESENCE OF REGISTERED SEX OFFENDERS. 240 PROXIMITY TO FARMING 241 THIS NOTICE IS TO INFORM YOU THAT THE REAL PROPERTY YOU ARE CONSIDERING FOR PURCHASE MAY LIE IN 242 CLOSE PROXIMITY TO A FARM. THE OPERATION OF A FARM INVOLVES USUAL AND CUSTOMARY AGRICULTURAL 243 PRACTICES,WHICH ARE PROTECTED UNDER RCW 7.48.305,THE WASHINGTON RIGHT TO FARM ACT. 244 H. BUYER'S ACKNOWLEDGEMENT 245 Buyer hereby acknowledges that: 246 A. Buyer has a duty to pay diligent attention to any material defects that are known to Buyer or can be known to Buyer by utilizing 247 diligent attention and observation. 248 B. The disclosures set forth in this statement and in any amendments to this statement are made only by the Seller and not by any real 249 estate licensee or other party. 250 C. Buyer acknowledges that, pursuant to RCW 64.06.050 (2), real estate licensees are not liable for inaccurate information provided by 251 Seller,except to the extent that real estate licensees know of such inaccurate information. 252 D. This information is for disclosure only and is not intended to be a part of the written agreement between the Buyer and Seller. 253 E. Buyer (which term includes all persons signing the "Buyer's acceptance" portion of this disclosure statement below) has received a 254 copy of this Disclosure Statement(including attachments, if any)bearing Seller's signature(s). 255 F. If the house was built prior to 1978,Buyer acknowledges receipt of the pamphlet Protect Your Family From Lead in Your Home. 256 DISCLOSURES CONTAINED IN THIS DISCLOSURE STATEMENT ARE PROVIDED BY SELLER BASED ON SELLER'S ACTUAL 257 KNOWLEDGE OF THE PROPERTY AT THE TIME SELLER COMPLETES THIS DISCLOSURE. UNLESS BUYER AND SELLER 258 OTHERWISE AGREE IN WRITING, BUYER SHALL HAVE THREE (3) BUSINESS DAYS FROM THE DAY SELLER OR SELLER'S 259 AGENT DELIVERS THIS DISCLOSURE STATEMENT TO RESCIND THE AGREEMENT BY DELIVERING A SEPARATELY SIGNED 260 WRITTEN STATEMENT OF RESCISSION TO SELLER OR SELLER'S AGENT. YOU MAY WAIVE THE RIGHT TO RESCIND PRIOR 261 TO OR AFTER THE TIME YOU ENTER INTO A SALE AGREEMENT. 262 BUYER HEREBY ACKNOWLEDGES RECEIPT OF A COPY OF THIS DISCLOSURE STATEMENT AND ACKNOWLEDGES "['[-IAT 263 THE DISCLOSURES MADE HEREIN ARE THOSE OF THE SELLER ONLY, AND NOT OF ANY REAL ESTATE LICENSEE OR 264 OTHER PARTY. 265 �, DATE - d 1 ►'' : � a�� �� 266 DATE: 267 BUYER: ,JCa.✓ BUYER: BUYER'S WAIVER OF RIGHT TO R OKE OFFER 268 Buyer has read and reviewed the Seller's responses to this Seller Disclosure Statement. Buyer approves this statement and waives Buyer's right 269 to revoke Buyer's offer based on this disclosure. 270 DATE: DATE: 271 BUYER: BUYER: 272 BUYER'S WAIVER OF RIGHT TO RECEIVE COMPLETED SELLER DISCLOSURE STATEMENT 273 Buyer has been advised of Buyer's right to receive a completed Seller Disclosure Statement. Buyer waives that right. However, if the answer to 274 any of the questions in the section entitled "Environmental" would be "yes," Buyer may not waive the receipt of the"Environmental" section of 275 276 the Seller Disclosure Statement. DATE: DATE: 277 BUYER: BUYER: 278 If the answer is"Yes" to any asterisked (*) items, please explain below (use additional sheets if necessary). Please refer to the line numbers) of 279 280 the question(s). 281 282 283 SELLER'S INITIALS: DATE: SELLER'S INITIALS: DATE: Produced with zipForm®by zipLogix 18070 Fifteen Mile Road,Fraser,Michigan 48026 www.zipLogix.com r • • Taxpayer's Claire for Reduction of Assessments OW 11 Resulting from Destroyed steal or Personal Property ou COPY Loss of Value in a Declared Disaster Area Chapter 84.70 RCCaK f r U-1 This claim for reduction of assessments and for the abatement of taxes must be filed with the county assessor within three years after the date of destruction or loss o;fvalue. Contact your local county assessor's.office.if you have questions or meed help fling this form. This is to notify you that I am claiming relief under the.:provision of Chapter S4.79 RCW and petition for ,adjustment in the applicable assessment and,for the applicable.abatement.of taxes. o 'Fuxpuypr(please print} Phone Number I\ -- � , . Mai i Address Aroerty.Adc(ress'(if d.i. Brent from-ma'Ing addres A-b City,State,Zip Code / Parcel No:{From tax statement} aM ( `t Legal description: 5 &P� . �JPA Real Property ❑ Personal Property ❑ Mobile Horne ❑ Commercial . Description.of property destroyed: 4-1 . ate of'destruction:: Cs z, Cause: I declare under the penalties of perjury provided by-the laws.of the..State of Washington that'the foregoing statements are true and correct. Q.4o lt-zj 1-ko 13 tio%-k ..:Date.&:Place(City(rown)Signed: 'faxpnyer�Signa{arc:-. Assessar's;Use��'�Y..- Claim: ❑ QuaIifies for Destroyed.Property and.Abatement Date filed with Assessor ❑ Qualifies for Destroyed Property Only ❑ Does not qualify because: UV,04 0003e(w)(6/!4106) t Assessor's.Determination of New Assessed Value for Destroyed Property Date of Destruction: 1. Assessed value of property prior to destruction .......:.................................... 2. True and fair value of remaining property ................................................... 3. Total amount of reduction in value (line 1 -.line 2) ....:..........:..................... 4. The assessed value for the year of destruction(same as.line 2):................. I hereby certify my determination of the assessed value for the assessment year is as showivon line 4. (For multiple assessment years, use separate page(s)) .............. . _ .... _........ ._.._... Date Assessor Date Sent"ro Taxpayer Notice To T*W4"r If you disagree with the assessor's determination,you must appeal the.arnount of reduction.to the,county Board of Equalization within.30 days of rrofif cation or by J.my I of the year of reddction,whichever is..later: Tr:-easurer's Cale-Wation for Amount of Tomes to be A ated.:or Refunded in..'W > of De "r tion (Does:Not.APply To.Property Damaged`ar.:Destroycd valtttetarit)}. 5. Total amount of reduction in value(line3) .........:::...........:..:.............. .....:.:. 6. Rate of levy in year destruction occurred .........................................._....,,..... $ 7. Amount of taxes on destroyed value(Iine 5.x Iine 6) .................................. $ 8. The daily rate of taxes:on.destroyed value (fine 7:-365 days) 9. Number of days.remaining in the year after destruction 10. Amount of abatement or refund -if taxes have been paid * (line:8 x line 9) * if taxes have already been paid in the:year of destruction,please attach REV 64 0001,Petition for Property Tax Refund,to this claim. For tax assistance,visit hLtp://dor.wa.gov/contentttaxes/RtORerty/default.aspx or call(Mo)574-5900. To inquire about the availability of this document in an alternate format for the visually impaired,please call(560)705-6715. Teletype(TTY)users may call 1-800-451-7985. REV 64 0003c(w)(6/14/06) What property is eligible for a reduction of Howe do I apply? value? Forms should be obtained from and filed with Any real or personal property that has been the county assessor. Department of Revenue. placed upon the.assessment roll as of January i form REV 64 0001,Petition for Property Tax. of the assessment year in which the property Refund,must be included with: this claim if the was destroyed, in whole or in part, or is in an taxpayer is eligible for a refund:for taxes already area that has been declared a disaster area by the paid. governor or the county legislative authority and has been reduced in value by more than 20 Duty of County Assessor and Treasurer .percent may be eligible. _ The county assessor shall calculate the new Abatement of taxes assessed value And the amount of reduction.for Taxes levied for collection in the year assessed abatement of taxes and notify:tf�e taxpayer of value has been reduced shall be abated in whole his/her determination. The county treasurer ac in part. The amount of abatement shall be shall calculate the amount.of abatement and/or determined by calculating the taxes on the the refund of taxes,and notify the taxpayer of amount deductedfromthe assessed value for the his/her determination. number of days that remained in the calendar , year after the date of destruction or reduction in If I disagree with the assessor's determination, value of the property. If taxes abated have may I appeal? ,already been paid,the amount paid shall be If the taxpayer disagrees with the determination refunded. Abatement of taxes in the year of made by the county assessor, he/she may appeal destruction does not apply to property damaged the amount:of reduction.to the County Board of or destroyed voluntarily. Equalization within thirty (30) days of Who may apply? notification from the assessor or July l of the The assessor may take action on his/her own year of reduction,whichever is later. authority or the taxpayer must file a claim. No What happens if I replace the destroyed relief will be given to any person who is prope convicted of arson with regard to the property for which relief is sought. If destroyed property is replaced prior to the When must I apply for a reduction? valuation date of July 31 as contained in RCW 3.6.2.1.080(1)or RCW 36,21.090,the An application must be filed within three years gable value for that assessment year shall of the date of destruction or reduction in value. not exceed the value as of the appropriate For property eligible for.abatement for tax years 2002 through 2004,:the property must be valuation date, destroyed in whole or in part, or be within an area declared a federal disaster and reduced in value by more than 20 percent. For property eligible for abatement beginning in tax year 2005,the property must be destroyed in whole or in part, or be within an area declared a disaster by the governor or county legislative authority and reduced in value by more than 20 percent. REV 64 0003c.(w)(6/14/06) File Edi View .Theme TOOIS Help tlDIcola! ®s1 ` wleIm 01 64 ffl 10 ID 0 to o m M` ou �n CD n LOTS 14-16 SBL 268 � :07 So z R (D oN <Z �i�0� 0 QO cn 129 E NINTH STT m= n /J till mDo � o � G � 3c/) c o ;:w 3 m LOTS' 17&18 BL 268 .M Q Q . ° o c A P-8 � ZCcoZ �. i � o,< zo o C 3 W<D CD Ef 3 — 6-o CD � 3 � 3c 'D sv o ALL LT & N16''4 C=D Co Q0cD `C - CD Cp MSW a : A _ F. znrz. a' tf �hR w77 ' «.k v L+ � Thursday,Jun 28,2012 08:44 AM