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528 W. 10th Street
528 W jolh Street CUP 07-02 Ffling Fee: *$2--50.00 PORTANGELES *Adfnin.. 00— WASH ING TON, U. S. A. CITY OF PORT ANGELES ENVIRONMENTAL CHECKLIST Purpose of Checklist: The State Environmental Policy Act (SEPA), Chapter 43.21C 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 experls. Ifyou 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: A. Address or general location of site: Wf�- T 2. Name, address, and hone nuMber of applicant: ALA K ANb MARLE9:6 C L I t\((n %59,S WUtT> Mkh ��FF 457-6arM 3. Name, address and phone number of contact person if other than applicant: N/A 4. Date checklist prepared: U7 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? &x Cp 51 CAR, G"A&G W 1-T4- Lec-F AV'F. B. How does this project relate to long-term plans? MA. Envirorunental Checklist EVALUATION FOR Page 2 AGENCY USE 7. Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? If yes, explain. 8. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal: 4AVE CC�S—1ACV1E',r> ORCAA /0A CPA FOR PEPM I-T TO -5�TiWe &APA- 6C, 9. Do you know whether applications are pending for governmental approvals of other proposals directly affecting the property covered by y I our proposal? If yes, explain. 10. List any government approvals or permits that will be needed for your proposal, if (50��A4/oACPA AKJD (-'Ff,,MtN -2FAQUVA Ck" known. qt—:,9NM1--T '-vo C—AP4Y--f� -I- eoky5vRacT K),Ew GAPAE:-F�\o-PA LoF—t -AMRMNEK)-F 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.) F AL� X t7 5' -4 14S' �O 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 submitted with any permit applications related to this checklist. 5a'�g w� a5 oe LeT r7 '�, A t-C CC- LOT<9 -:B-U)C--K 04RP6;-e 1-0 18& IB(41L--f- -,�50�4 KtWr 0'3� 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 Earth General description of the site (circle one): rolling, hilly, steep slopes, mountainous, ot er B. What is the steepest slope on the site (approximate percent slope)? NA Environinental Checklist EVALUATION FOR -Page 3 -AGENCY USE C.- What general types of soils are found on the site (for example, clay, sand, gravel, peat, muck)? If you know the cla.ssification of agricultural soils,,sp' ecify them and note any prime farmland. D. Are there surface indications or history of unstable soils in the immediate vicinity? If describe. E. Describe the purpose, type, and approximate quantities of any Filling or grading proposed. Indicate source of fill: F. Could erosion occur as a result of clearing, construction, or use?* I f so , generally describe. K0 G. About what percent of.the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? 177o H.. Proposed measures to reduce or control erosion,or other impacts to the earth, if any: 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. B. Are there any off-site sources of emissions or odor that may affect your proposal? If so, generally describe. NA C. Proposed measures to.reduce or control emissions or other impacts to air, if any: 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. 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. Mo Enviromnental Checklist EVALUATION FOR Page 4 -AGENCY USE 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: iv.) Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities if known. v.) Does the proposal lie within a 1 00-year floodplain? If so, note location on the site plan. 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.knowni V-., 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. 7 C_ 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. 11.) Could waste materials enter. ground or surface waters?M) If so, generally describe. D. Proposed measures to reduc6,or control surface, ground, and runoff water impacts, if any: MA- 4. Plants A. Check or circle the type of vegetation found on the site: deciduous tree: alder, maple, aspen, other evergreen tree: fir, cedar, pine, other shrubs grass pasture crop or grain wet soil plants: cattail, buttercup, bullrush, skunk cabbage, water plants: water lily, eelgrass, milfoil, other Other types of vegetation Enviromnental Checklist EVALUATION FOR. -Page 5 AGENCY USE B. What kind and amount of vegetation will be removed or altered? NA C. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any 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 ngbi� s, ther Birds: hawk, heron, eagle, 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, NA C. Is the site part of a migration route? If so, explai iKD D. Proposed measures to preserve or enhance wildlife, if an YAA- 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 wheth r it will be d f h ting, e L manufacturing, etc. EL_iECj-kJC, or ea B. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. 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, ifany. jENG7f� -:�T*, to AP 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? I if so, describe.NO i) Describe special,emergency services that might be required. ii) Proposed measures to reduce or control environmental health hazards, if any. B. Noise i) What types of noise exist in the area which may affect your project (for example: traffic,- equipment, operation, other)? 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. Me N� —%-t�ga FR I Environmental Checklist EVALUATION FOR Page 6 AGENCY USE Proposed measures to reduce or control noise.'impacts, if any: 8. Land and Shoreline Use A. What is the 'current use of the site and adjacent properties? . B. Has the site been used for agriculture? If so, describe'. C. Describe any structures on the site. D. Will any structures be demolished? If so what? \Ae-�;> — ex E. What is the current zoning classification of the site? r7 F. What is the current Comprehensive Plan designation of the site? G. What is the current Shoreline Master Program designation of the site? H. Has any part of the site been classified as an"environmentally sensitive"area? If so, specify. 1. How many people would reside or work in the completed project? J. Approximately how many people would the completed project displace? C_7 K. Proposed measures to avoid or reduce displacement impacts, if any: Nipt L Proposed measures to ensure the proposal is compatible with existing.and projected land uses and plans, if any: NA 9. Housing A. Approximately how many units would be providedi.if any,> Indicate whether high, .middle, or low-income housing. B. Approximately how many units, if any, would be eliminated? Indicate*whether high, middle, or low-income housing. NID C. . Proposed measures to reduce or control housing impacts, if.any'. 10. Aesthetics A. What is the tallest height of any proposed structure(s),not including antennas; what is the principal exterior building material(s) proposed.? B. What Views in the immediate vicinity would be altered or obstructed? A(D C. Proposed measures to reduce or control aesthetic impacts, if any. 11. Light and Glare A. What type of light or glare will the proposal produce? What time of day* would it mainly occur? Enviromnental Checklist EVALUATION FOR Page 7 AGENCY USE 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? D Proposed measures to reduce.or control light and glare impacts, if any. 12. Recreation A. Mhat designated and inforrnal recreational opporturlities are in the immediate vicinity? 0,1 T� PA-RK + LD(W6 -25D LATM B. Would the proposed project displace any existing.recreational uses? If so, describe. C. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or applicant, 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: B. Generally describe any landmarks or evidence of historic, archaeological, scientific, or cultural importance known to beon or next to the site. NA- C. Proposed measures to reduce or control impacts, if an YAA 14. Transportation A. Identify. public streets and highways serving the site and describe proposed access-tothe existing street syste_Tm. ho on site planwf a %-iGM 25F AQ) ALJ," R. is site currently served by public transit? If not, what is the approximate distance to the neare�t transit stop? C. How many parking spaces would the completed project have? How many wo the project eliminate? 3 UnOO� V3o_AQr> f3j�� -L,1 n--) 1K)Pn7JE)T> D. Will the proposal requite 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. 90 F. How many vehicular trips perdayw.ould be generated by.the completed project? If known, indicate when peak volumes would occur. G. Proposed measures to reduce or control transportation impacts, if any.. Enviromnental Checklist EVALUATION FOR Page 8 AGENCY USE 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. B. Proposed measures to reduce or control direct impacts on public services, if any I. 16. Utilities A Circle utilities c*urrentl-y—available at the site: lectricit . natural gas, ,,�refuse itary—se—w r, 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 th immediat ticinity which might be needed. U-T-1 LXTIE6 ppov I'--1Z 1 T Y nF -F "n-1 Kmal> At�ecia-le�6 — , 6 ee cc*, 17. Economics A. If the proposal will result in expansion of an existing business, please describe the nature of the expansion: (e.g., additional land and/or buildings, new equipment, new employees). B. If the proposal is the creation of a new business, please describe (e.g. re-use of an existing building and site, const ruction of a new building C. Describe if,the proposal is the first of its type in the community, or what the similar uses are. D. . How many people will the proposal provide employment for at its completion and what types of jobs will be created (e.�g., sales clerks, factory workers, etc.)? (Jobs creat d b the construction of the proposal should be reported separately.) E. Where will the materials,goods or services utilized,by the proposal come from? NA- F. Where will the goods or services produced by the proposal be utilized? G. Who will utilize the goods or services produced by the proposal? H. Will the proposal alter the tax assessments of the area? Enviromnental Checklist EVALUATION FOR Page 9 AGENCY USE ENDANGERED SPECIES ACT (ESA) INFORMATION A. LISTED SPECIES If ESA listed species (salmon, trout, and chars, e.g. bull trout) are present or ever were prese-nt in the watershed where your project will be located, yourproject 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 salimonids currently. present in the watershed in whichyou.r 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 includinq Port An-geles Harbor. [If you answered "yes"to either of the above questions, you should complete the remainder of this section. If not, skip to Non Action Section Page 13] .1. Narneofwatershed Port Angeles Regional Watershed (Elwha Morse). 2. Name of nearest waterbody JUMWA TE,1----1, C-t�,CO_Kl 3. What is the distance from this project to the nearest body of water? (Often a buffer between the project and a ance of a negative impact to fish.) _T ZeO '--F-Km ,jtream can reduce the ch 4. 'What is the current land use between the project and the potentially affected water body (parking lot, farmland, etc.)? 1%6 IXe\MiAL_ 5. Is the project above a: natural permanent barrier(waterfall) natural temporary barrier (beaver po.nd); man made barrier (culvert, dam); other (explain) 6.� if you checked any of the items listed in the above question #5, are there any resident salmonid populations abov6 the blockage?-Yes —No Don't know AA 7.. What percent of the project will be impervious. surface (including pavement and roof area)? &59ko 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'.) Enviromnental Checklist EVALUATION FOR Page 10 AGENCY USE Does the project require the withdrawal of: Surface water? Name of surface water body Ground water? Amount From where? M-N Depth of well 2. Will any water be rerouted? KO 3. Will there be retention ponds? If yes, will this be an infiltrat*ion pond or a surface discharge to either a municipal storm'water system or a surface water body? PA If a surface water discharge', name of waterbody gA 4. Will new roads be required? (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? KIP 6. Will topography changes affect the duration/direction of runoff flows? If yes, describe: Ko 7. Will the project involve any reduction of the floodway or floodplain by filling or other partial blockage of flows? If-yes, how will the loss of flood storage be mitigated by your project? C. WATER QUALITY. I. Do you know of any problems ms _Xith water quality in any of the' strea within this watershed? If so, describe 2. Will your project reduce or increase shade along or over a waterbody? 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? 4. Will turbidity be increased because of the project activities?W. 5. Will your project require long term maintenance, i.e., bridge cleaning, highway salting, chemical sprays for vegetation management, clearing of parking lots? D. VEGETATION 1. . Will the project involve the removal of any vegetation from stream banks? 2. If any vegetation is removed, do you plan to replant? Environmental'Checklist EVALUATION FOR Page 11 AGENCY USE NON-PROJECT SPECIFIC ACTIONS: Complete this section only ifyourproposal 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 actio,n: When answering these questions be aware of to whatextent 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? NA 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? N4 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 governmenta protection; such as parks, wilderness, wild and scenic rivers, threatened or endangered species habitat, historic or..cultural.sites, wetlands, floodpla.ins, 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 shoreland and land us e impacts: Envirorunental Checklist EVALUATION FOR Page 12 AGENCY 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. NA 1,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 anywillful misrepresentation orwillful lack of full disclosure on my part. SIGNED, bATE: PHONE: !P ORT :,� NGELES A CZF FILE W A S H I N G T 0 N, U. S. A. EPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT TO: Planning Commission FROM: Scott K. Johns DATE: March 14, 2007 RE: Conditional Use Permit- CUP 07-02 APPLICANT: Alan and Marlene Garling OWNER: Same LOCATION: 528 W. 10'1' Street REQUEST. Accessory Residential Unit in an RS-7 Residential Single Family zone RECOMMENDATION The Planning Division recommends that the Planning Commission approve CUP 07-02 with 6 conditions, citing 10 findings and 5 conclusions in support of that action as listed in Attachment A to this staff report. EXISTING CONDITIONS IN AREA The subject property is located on I 01h Street between Cedar and Pine. Nearby lots vary in size and dimension. The subject site measures 140' in depth by 75' in width and is approximately 10,500 square feet in area. No environmentally sensitive areas exist on the site. The site is accessed from 10"' Street, which is an improved local access street. The site has a slope of approximately 2%. The application and site maps are attached as Attachment C. Development in the area predominately consists of single family residential structures consistent with the adjacent RS-7 zoning. Accessory Residential Units are allowable as a conditional use in RS-7 Zones. Nearby zoning to the east and west is Public Buildings and Parks that applies to the Valley Creek and Turnwater Creek ravines. Elks Playfield located 950 feet to the south is also zoned PBP. Nearby zoning to the north (600 feet) is Commercial Neighborhood along the 81h Street corridor. AGENCY COMMENTS City Departments reviewed the proposal and provided the following comments: The Fire Department had no objections or comments. The Public Works and Utilities Department Four (4) off street parking spaces will be required. 2. Separate electrical meters are required for each unit. 3. The driveway shall be constructed to-City standards. Conditional Use Pennit CUP 07-02 Garling DO*WI P a The Building Division of DCED I A building permit is required for the construction. Construction will be per IRC requirements. PUBLIC COMMENT Notification of the proposed action was placed in the Peninsula Daily News on March 1, 2007, posted on the site on February 27, 2007, and mailed to property owners within 300 feet of the subject property on February 27, 2007. No comments were received during the public comment period for the proposal that ended March 1 3), 2007. STAFF ANALYSIS As indicated in the table below, the area, setback, and lot coverage of the site conform to current regulations. The applicant is proposing to remove an existing garage and woodshed and replace it with a new two car garage with a loft apartment above. The. existing garage does not meet current setback requirements for an accessory structure nor accessory residential unit. The proposed new garage with apartment loft above will meet the required setbacks individually, in that the lower floor (garage area) will be setback from the rear property line by 12 feet. The residential area on the second floor will not extend beyond the required 20 foot setback from the rear property line, as it does not occupy the entire area above the garage. Per PAMC 17.11.040(A), an accessory residential unit(ARU) requires a conditional use permit when proposed in a residential single family zone. An ARU may be no larger than 50%the size of the primary unit. As shown in the following table, the ARU is less than 50% of the size of the primary residential unit. The total square footage of the house is 1,608 square feet. The proposed accessory residential unit consists of a 384 sq. ft. unit on the second floor of the proposed new structure. The ARU is 24% the size of the single family residence. Section 17.10.050 PANIC Required Existing/proposed RS-7 Residential Single Family 7,000 sq. ft. 10,500 sq. ft. Minimum lot area 50' 75' Minimum lot width Minimum setbacks -Front/Rear residential 20' 20' Minimum setbacks -Front/Rear accessory structure 10, 12' residential structure 7) 71 �M�inimumside�setbacks ac�cessory�struc�ture 31 71 Maximum lot coverage 30% 20.5% PAMC 14.40.060(D) requires 2 off-street parking spaces for each residential unit for a total of 4 off-street parking spaces. The site plan denotes two parking spaces on the property as well as a two car garage in order to satisfy this requirement for a minimum of four (4) off street parking spaces. Conditional Use Permit CUP 07-02 Gatlin.- March 13,2007 Page 3 Separate utility connections for water and electricity will be required as a condition of approval. The proposal is consistent with the relevant sections of the Port Angeles Municipal Code and the Comprehensive Plan. Building areas and lot coverage are listed in the following table. Buildinzlsite Statistics Existing Single Family Residence 1,608 sq. ft. Accessory Residential Unit (Loft above garage) 384 sq. ft._ Total Living Space 1,992 sq., ft. 576 sq. ft. Garage Footprint total building area 2,184 sq. ft. Lot Coverage 20.5% STATE ENVIRONMENTAL POLICY ACT (SEPA) REVIEW AND COMPLIANCE e icial on March 13, A Determination of Non-Significance was issued by the City's Responsibl Off 2007, with regard to the proposal. This satisfies the City's responsibility under the State Environmental Policy Act (SEPA). Attachments: A-Conditions,Findings, and Conclusions B-Zoning Ordinance, Comprehensive Plan,and Other Municipal Code References C—Application, site plan, floor plans,and map TACUP\2007\CUP 07-02 Garling\CUP 07-02-ARU.doc Conditional Use Perniit CUP 07-02 Garling March 13,2007 Pa,-e 4 ATTACHMENT A CONDITIONS, FINDINGS, AND CONCLUSIONS IN SUPPORT OF CUP 07-02 Conditions: 1. Separate water and electrical meters are required for each dwelling unit. 2. Addressing for each dwelling unit shall be clearly identified as 528 and 5281/2West I Ot" Street. Address numbers must be at least six (6) inches in height and readily visible from the street and of contrasting color from their background. 3. Two (2) off-street parking spaces are required for each residential dwelling unit for a total of four(4) spaces. 4. Construction will be per International Residential Code requirements 5. Driveway and site access shall be constructed to Public Works and Utilities Standards. 6. All utility improvements including water, sanitary sewer, storm drainage and electrical are to be completed to the satisfaction of the Public Works and Utilities Department. Findings: Based on the information provided in the Community Development Staff Report for CUP 06-03 dated March 14, 2007, including all information in the public record file, comments and testimony presented during the'Public hearing, the Planning Commission discussion and deliberation, and the above listed conditions of approval, the City of Port Angeles Planning Commission hereby finds that: I Alan and Marlene Garling submitted a conditional use permit application for an accessory residential unit on February 22, 2007, that was determined as complete on February 26, 2007. The applicants own the subject property. 2. The proposed site is legally described as the west 25' of Lot 7 and all of Lot 8 Block 323 of the Townsite of Port Angeles, and is located at 528 W. I Ot" Street. 3. The site is zoned Residential Single Family (RS-7) and is 10,500 sq. ft. in area. 4. The Comprehensive Plan designates the site as Low Density Residential. Adjacent designations are also Low Density Residential. The site is located in the City's North Central Planning Area. The subject site is located on the south side of W. I oth Street between Cedar and Pine Streets. Development in the neighborhood includes predominately single family residential uses. 5. Per 17.96.050 PANIC, the Planning Commission shall consider applications for conditional use permits as specified in the applicable Chapter of the Zoning Regulations. The Planning Commission may grant said permits which are consistent and compatible with the purpose of the zone in which the use is located, consistent with the Comprehensive Plan, and not contrary to the public use and interest. In each application the Planning Commission may impose whatever restrictions or conditions are considered essential to protect the public health, safety, welfare, and to prevent depreciation of neighboring property. Conditional uses shall be evaluated to determine if the characteristics of the intended use as related to the specific proposed site would defeat the purpose of the City's Zoning Regulations by introducing incompatible, detrimental, or hazardous Conditional Use Permit CUP 07-02 Garlin.- March 13,2007 Pa,-e 5 conditions. The Planning Commission may refuse to issue a conditional use permit if the characteristics of the intended use would defeat the purpose of the City's zoning regulations. The City's Comprehensive Plan was reviewed for consistency with the proposal. 6. 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. 7. Site access must comply with Public Works and Utilities Standards. 8. Notification of the proposed action and conditional use permit application was placed in the Peninsula Daily News on March 1, 2007. Public notice was mailed to property owners within 300 feet of the subject property on February 27, 2007. The site was posted on,February 27, 2007. No comments were received as a result of the public notice period. 9. A Determination of Non-Significance was issued for this proposed action on March 13), 2007. 10. The Planning Commission conducted a public hearing on the proposal at the March 14, 2007, regular meeting. Conclusions: Based on the information provided in the Department of Community Development Staff Report for CUP 07-02 dated March 14, 2007, 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: I As conditioned, the proposal is consistent with the intent of the Comprehensive Plan, specifically with Land Use Element Goal A and Policy A.2 and C2, Housing Element A.6 and B.6, and Transportation Element Policy B.14. 2. The proposal is consistent with requirements for approval of a conditional use permit as specified in PAMC 17.96.050, and with the requirement of a conditional use permit for an accessory residential unit in the RS-7 per PAMC 17.10.040(A) 3. As conditioned, the proposal is consistent with PAMC Chapter 14.40 (Parking Ordinance). 4. The use is in the public interest as it allows for a variety of housing opportunities. 5. The City's responsibility under the State Envirom-nental Policy Act in review of the proposal has been satisfied. Conditional Use Permit CUP 07-02 Garling March 13,2007 Page 6 ATTACHMENT B COMPREHENSIVE PLAN AND ZONING ORDINANCE INFORMATION COMPREHENSIVE PLAN The Comprehensive Plan establishes the long range goals and policies of the City. Any project proposed in the City must be consistent with the goals and policies of the Comprehensive Plan. The Comprehensive Plan Land Use Map identifies the site as being in the North Central Planning Area and designates the site as being Low Density Residential. The Comprehensive Plan's policies have been reviewed with regard to the proposed application and the policies identified in Attachment B to this staff report are found to be the most relevant to the proposal. Single family and multi-family residences are legitimate components of district development. The proposal would allow for a density that is in compliance with low density residential areas. Residential Land Use Element Policy A 2: All land use decisions and approvals made by the City Council and/or any of its appointed Commissions, Boards or Committees should be consistent with the Comprehensive Plan and its land use map. Goal C: To have a community of viable districts and neighborhoods with a variety of residential opportunities for personal interaction, fulfillment and enjoyment, attractive to people of all ages, characteristics and interests. Policy C 2: Residential land should be developed on the district and neighborhood concept. Although such districts may be composed primarily of residential uses of a uniform density, a healthy, viable district should be composed of residential uses of varying densities which may be augmented by subordinate and compatible uses. Single family and multi-family homes, parks and open-spaces, schools, churches, day care and residential services, home occupations, and district shopping areas are all legitimate components of district development and enhancement. A neighborhood should be primarily composed of low, medium, or high density housing. Housing Element Policy B 6: Adequate low and moderate income housing opportunities should be provided within the Port Angeles Planning Area. ZONING ORDINANCE The Zoning Ordinance is the primary implementing ordinance for the Comprehensive Plan. It establishes what types of uses are permitted and where they may be located in the City. It also establishes definitions of uses, and minimum design standards for such uses. Like the Comprehensive Plan, any project proposed in the City must be consistent with the regulations of the zone in which it is located: The Zoning Map identifies the subject property as Residential Single Family (RS-7). Port Angeles Municipal Code (PAMC) Section 17.08.040(A) establishes that accessory residential units are permitted in the RS-7 zone by conditional use permit. PAMC Section 17.08.01 O(B) defines an Accessory Residential Unit as "a dwelling unit which is incid,ntal t:) a detached single family residence, is subordinate in space (i.e., fifty percent or less space than the single family residential use), and is located on the same zoning lot as the single family Conditional Use Permit CUP 07-02 Garling March 13,2007 Pa.-e 7 residence. An accessory residential unit is served by water and electrical service that is separate from the primary residential service and has a separate address." PAMC Section 17.08.025(J) defines a dwelling unit as "one or more rooms which are arranged, designed, or used as living quarters for one family only. Individual bathrooms are not necessarily provided, but complete single kitchen facilities, permanently installed, shall always be included for each dwelling unit." Port Angeles Municipal Code (PAMC) Section 17.10.010 states the purpose of the RS-7 Zone as "a low density residential zone intended to create and preserve urban single family residential neighborhoods consisting of predominantly single family homes on standard Townsite-size lots. Uses which are compatible with and functionally related to a single family residential environment may also be located in this zone..." PAMC 17.96.050 (Conditional Use Permit) states that the Planning Commission may grant a conditional use permit approval which is: 1) consistent with the zone in which the proposal is located; 2) consistent with the Comprehensive Plan; and 3) not contrary to the public use and interest. Appropriate conditions may be made to ensure compliance with these criteria. Denial of an application may be made should the proposed use defeat the purpose of the zone by introducing incompatible, detrimental or hazardous conditions. 17.96.050 Conditional Use Permit specifies procedures for the review and processing of conditional use permit applications, as follows: A. The Planning Commission shall consider applicationsfor Conditional Use Permits of uses as specified in the applicable Chapter of the Zoning Regulations. The Planning Commission may grant saidpermits which are consistent and compatible with the purpose of the zone in which the use is located, consistent with the Comprehensive Plan, and not contrary to the public use and interest. The Planning Commission may refuse to issue a Conditional Use Permit if the characteristics of the intended use as related to the specific proposed site are such as would defeat the purpose of these Zoning Regulations by introducing incompatible, detrimental, or hazardous conditions. B. In each application the Planning Commission may impose whatever restrictions or conditions they consider essential to protect the public health, safety, and welfare, and to prevent depreciation of neighboring property. C. Purpose of a Conditional Use Permit.- The purpose of a Conditional Use Permit shall be to assure that the maximum degree of compatibility between uses shall be attained. Thepurpose of these regulations shall be maintained with respect to the particular use of the particular site and in consideration of other existing andpotential uses within the general area in which such use is to be located ATTACHMENT C MAT -PPLICAN.T�/OW�NTEP- I�JNTFOR��'ON Applicant: ALAf\� m4D I Daytime phone Address: IV 'fotherthanapplicant): AppliCant'STCP17CSCIltat c(i Address: Daytime phone#: Property owner(if other than applicant): Address: Daytimephone#: PROPERTY INFORMATION: Street address: c��% Loual.description: LnT7 A LL LOT �g 60C4-, 50,S PARCEL (!�3rjco Ca-�351[ CYJ*OC') zonin=': Comprehensive PI an designation: L-D 9- rf5'X iq!E' Prop city area(total square feet): property dimensions: ' ' (i.e.,flat,sloped,vacant,developed,etc.): —1 k Physical charactenstics I PROPOSED USE INFORMATION* Please describe the proposed conditional use: C,.A42, Nuunber of emploYces: Hours of operation: Number of on-site parldng spaces: Buildin.- area (total-square feet of Poor area for the proposed activity): C-64,�A C:� 5`7 SIGNATURES: Applicant: JceTtify that all ofthe above statenients are true and coniplete to the best ofn?))k-no-wZedge and acknowZedge pplic tion. I have 7- ad this application in that wi�ful nlis7-eP7-esentation ofii7f. orynatiO71 Will tenninate thiSpel-Init a a e its enM-eo) and understand that 7ny subMittal will be reviewedfor con7pleteness. IffOUnd-to, be C0772plete the a cation.will be scheduZedfor the next available Planning Cominission nieeting Ifn0f C0777 It> e�, plete, when requested ppli 14). he sc I oi-the next available ineetin,,. i 7 If, 0 7'7 nation has been 7-eceived the application I eduledf Date Sig atu Owner (if other than applicant): I aiv the owner of the subject propero) identified herein and aPP7'01)e of this application. Signature Date For Staff Use Only: Permit No. Appl. complete Add. Info requested =J NEW &ARACTE ",4 I-T 11' ------ ---------- GARLINCT 5A V Lo 1(3*" ST-' AW68L T------------- ----------...... qo E's VT CA 15LaWri P� f 14 �l ------ PLAN �5 --------- I L e., -6 ................. --------------- ...... ------- ............. DRAWN E"i P ---------------------- .......... A6L WOOD.--A9V ilk 51 -.jx-r.H6 16 08 :54 FT ZL A-Flo LQ wArER LINE P�j q L 1.,4 )��yLL,,Fr Apwjr,�,tovr PLO-r 4GE L T lop, MID r�j Af .. ........ �wc MIX- 4 f FL a,- -------------- 74 jw Ae� fat. . 60� Ho Lei Rcr I.q X0 ------------ L7 ;77 ......... I? Eldr P- elm' I-L ------------- --777t VIA -77 rl bi EA5 V. LCV -f W6,71--Ttl 5t-6-Vlq VOIJ 3--rA3z �R-G,, Slk'Oc-/C-S .............. -------------LI, A fc,�d 6up"FACE LL ........ .... ........ .......... L f ve- .............. LAP 4 L L 6,L G- ........... ................. CA"615) 0,Aj 'G A R-L'(M Cr Planning Commission Minutes March 14,2007 Page 2 Chair Kidd indicated that those who testify must sign the "Sign In" log and affirm that their testimony will be truthful to the best of their knowledge. CONDITIONAL USE PERMIT - CUP 07-02 - GARLING - 528 West I 01h Street: Request to allow an accessory residential unit in the RS-7 Residential Single Family zone. Associate Planner Scott Johns reviewed the department staff report recommending approval of the conditional use pen-nit with 6 conditions. Chair Kidd opened the public hearing. Marlene Garling, 528 W. 10" Street, Port Angeles, stated that she had reviewed the staff s report and had no additions or corrections. There being no further testimony, Chair Kidd closed the public hearing. Following a brief discussion, Commissioner Snyder moved to.approve the conditional use permit with five conditions, citing the following findings and conclusions in support of the action: Conditions: 1. Separate water and electrical meters are required for each dwelling unit. 2. Addressing for each dwelling unit shall be clearly identified as 528 and 528V2 West 1 Oth Street. Address numbers must be at least six (6) inches in height and readily visible from the street and of contrasting color from their background. 3. Two (2) off-street parking spaces are required for each residential dwelling unit for a total of four(4) spaces. 4. Construction will be per Inteniational Residential Code requirements 5. Driveway and site access shall be constructed to Public Works and Utilities Standards. 6. All utility improvements including water, sanitary sewer, storin drainage and electrical are to be completed to the satisfaction of the Public Works and Utilities Department. Findings: I. Alan and Marlene Garling submitted a conditional use pen-nit application for an accessory residential unit on February 22, 2007, that was det en-nined as complete on February 26, 2007. The applicants own the subject property. 2. The proposed site is legally described as the west 25' of Lot 7 and all of Lot 8 Block 323 of the Townsite of Port Angeles, and is located at 528 W. 10"' Street. 3. The site is zoned Residential Single Family(RS-7) and is 10,500 sq. ft. in area. 4. 'the Comprehensive Plan designates the site as Low Density Residential. Adjacent designations are also Low Density Residential. The site is located in the City's North Central Planning Area. The subject site is located on the south side of W. I Ot" Street between Cedar and Pine Streets. Development in the neighborhood includes predominately single family residential uses. Planning Commiysion Minutes March 14, 2007 Page 3 5. Per 17.96.050 PAMC, the Planning Commission shall consider applications for conditional use permits as specified in the applicable Chapter of the Zoning Regulations. The Planning Commission may grant said pen-nits which are consistent and compatible with the purpose of the zone in which the use is located, consistent with the Comprehensive Plan, and not contrary to the public use and interest. In each application the Planning Commission may impose whatever restrictions or conditions are considered essential to protect the public health, safety, welfare, and to prevent depreciation of neighboring property. Conditional uses shall be evaluated to deten-nine if the characteristics of the intended use as related to the specific proposed site would defeat the purpose of the City's Zoning Regulations by introducing incompatible, detrimental, or hazardous conditions. The Planning Commission may refuse to issue a conditional use pen-nit if the characteristics of the intended use would defeat the purpose of the City's zoning regulations. The City's Comprehensive Plan was reviewed for consistency with the proposal. 6. A development that is approved through the Conditional use pen-nit process must remain in continual compliance with specific conditions of approval or may be revoked. 7. Site access must comply with Public Works and Utilities Standards. 8. Notification of the proposed action and conditional use permit application was placed in the Peninsula Daily News on March 1, 2007. Public notice was mailed to property owners within 300 feet of the subject property on February 27, 2007. The site was posted on February 27, 2007. No comments were received as a result of the public notice period. 9. A Determination of Non-Significance was issued for this proposed action on March 13, 2007. 10. The Planning Commission conducted a public hearing on the proposal at the March 14, 2007, regular meeting. Conclusions: I. As conditioned, the proposal is consistent with the intent of the Comprehensive Plan, specifically with Land Use Element Goal A and Policy A.2 and C2, Housing Element A.6 land 13.6, and Transportation Element Policy 13.14. 2. The proposal is consistent with requirements for approval of a conditional use permit as specified in PAMC 17.96.050, and with the requirement of a conditional use permit for an accessory residential unit in the RS-7 per PAMC 17.10.040(A) 3. As conditioned, the proposal is consistent with PAMC Chapter 14.40 (Parking Ordinance). 4. The use is in the public interest as it allows for a variety of housing opportunities. 5. The City's responsibility under the State Envirom-nental Policy Act in review of the proposal has been satisfied. Commissioner Beier seconded the motion, which passed unanimously. MAR-13-2007 TUE 02:31 PM DOE SW REGIONAL OFFICE FAX NO. 360 407 6305 P. 02 STA J88 STATE OF WASHINGTON DEPARTMENT OF ECOLOGY PO 80-*4777-5* OlYmpia, Washington 98504-7775 (360)407-63oo March 13, 2007 Ms- Sue Roberds, Planning Manager Your address Community and Economic Development is in the City Of Port Angeles PO Box 1150 1wha- Dungeness Port Angeles, WA 98362 watershed Dear Ms.Roberds: Thank You for the opportunity to comment 'on the optional determination of nonsignificance/notice Of application for the Ga ling—Accessory Residential unit project (CUP 07-02) located at 528 West I oth T Street as proposed by Alan and Marlene Garling. The Department of Ecology(Ecology)reviewed the environmental checklis comment(s): t and has the following SOLID WASTE &FINANCIAL ASSISTANCE: Dan Farrell(360)407-6o84 Ecology encourages the applicant to reuse or recycle all possible leftover construction, deibolition, and land clearing(CDL)materials and reduce waste generated. Recycling construction debris is often less expensive than landfill disposal. Please call Ecology's 1-800-RECYCLE hotline for facilities in the area that.Will accept Your CDL materials for re-use or recycling. Please consider the use Of lOw-toxic building products and finishes, and incorporating building materials that have been salvaged or are made from recycled/recyclable materials. Ecology's comments are based upon the information provided with the SEPA checklist. As such, they do not constitute an exhaustive list of the various authorizations that must be obtained or legal requirements that must be fulfilled in order to carry out the proposed action. If you have any questions or would like to respond to these comments please contact the appropriate reviewing staff listed above. Department of Ecology Southwest Regional Office (AW: 07-1719) cc: Dan Farrell, SW&FAP Alan and Marlene Garling(Applicant) IG 11LE'S 0)R T P, A� WAS H INGTON, U. S. A. D I I 11WA r EPARTMENT OF COMMUN TY & ECONOMIC DEVELOPMENT TO: Planning Commission FROM: Scott K. Johns DATE: March 14, 2007 RE: Conditional Use Permit - CUP 07-02 APPLICANT: Alan and Marlene Garling OWNER: Same LOCATION: 528 W. I oth Street REQUEST: Accessory Residential Unit in an RS-7 Residential Single Family zone RECOMMENDATION The Planning Division recommends that the Planning Commission approve CUP 07-02 with 6 conditions, citing 10 findings and 5 conclusions in support of that action as listed in Attachment A to this staff report. EXISTING CONDITIONS IN AREA The subject property is located on I oth Street between Cedar and Pine. Nearby lots vary in size and dimension. The subject site measures 140' in depth by 75' in width and is approximately 10,500 square feet in area. No environmentally sensitive areas exist on the site. The site is accessed from I 01h Street, which is an improved local access street. The site has a slope of approximately 2%. The application and site maps are attached as Attachment C. Development in the area predominately consists of single family residential structures consistent with the adjacent RS-7 zoning. Accessory Residential Units are allowable as a conditional use in RS-7 Zones. Nearby zoning to the east and west is Public Buildings and Parks that applies to the Valley Creek and Tumwater Creek ravines. Elks Playfield located 950 feet to the south is also zoned PBP. Nearby zoning to the north (600 feet) is Commercial Neighborhood along the 8 th Street corridor. AGENCY COMMENTS City Departments reviewed the proposal and provided the following comments: The Fire Department had no objections or comments. The Public Works and Utilities Department 1. Four (4) off street parking spaces will be required. 2. Separate electrical meters are required for each unit. 3. The driveway shall be constructed to City standards. Conditional Use Permit CUP 07-02 Garling March 13,2007 Page 2 The Building Division of DCED I A building permit is required for the construction. Construction will be per IRC requirements. PUBLIC COMMENT Notification of the proposed action was placed in the Peninsula Daily News on March 1, 2007, posted on the site on February 27, 2007, and mailed to property owners within 300 feet of the subject property on February 27, 2007. No comments were received during the public comment period for the proposal that ended March 13, 2007. STAFF ANALYSIS As indicated in the table below, the area, setback, and lot coverage of the site conform to current regulations. The applicant is proposing to remove an existing garage and woodshed and replace it with a new two car garage with a loft apartment above. The existing garage does not meet current setback requirements for an accessory structure nor accessory residential unit. The proposed new garage with apartment loft above will meet the required setbacks individually, in that the lower floor(garage area) will be setback from the rear property line by-12 feet. The residential area on the second floor will not extend beyond the required 20 foot setback from the rear property line, as it does not occupy the entire area above the garage. Per PAMC 17.11.040(A), an accessory residential unit (ARU) requires a conditional use permit when proposed in a residential single family zone. An ARU may be no larger than 50%the size of the primary unit. As shown in the following table, the ARU is less than 50% of the size of the primary residential unit. The total square footage of the house is 1,608 square feet. The proposed accessory residential unit consists of a 384 sq. ft. unit on the second floor of the proposed new structure. The ARU is 24%the size of the single family residence. Section 17.10.050 PAMC Required Existing/proposed RS-7 Residential Single Family Minimum lot area 7,000 sq. ft. 10,500 sq. ft. Minimum lot width 50' 75' Minimum setbacks - Front/Rear residential 20' 20' Minimum setbacks - Front/Rear accessory structure 10, 12' Minimum side setbacks residential structure 7� 71 Minimum side setbacks accessory structure 31 71 Maximum lot coverage 30% 20.5% PAMC 14.40.060(D) requires 2 off-street parking spaces for each residential unit for a total of 4 off-street parking spaces. The site plan denotes two parking spaces on the property as well as a two car garage in order to satisfy this requirement for a minimum of four (4) off street parking spaces. Conditional Use Permit CUP 07-02 Garling March 13,2007 Page 3 Separate utility connections for water and electricity will be required as a condition of approval. The proposal is consistent with the relevant sections of the Port Angeles Municipal Code and the Comprehensive Plan. Building areas and lot coverage are listed in the following table. Building/site Statistics Existing Single Family Residence 1,608 sq. ft. Accessory Residential Unit (Loft above garage) 384 sq. ft. Total Living Space 1,992 sq. ft. Garage 576 sq. ft. Footprint total building area 2,184 sq. ft. Lot Coverage 20.5% STATE ENVIRONMENTAL POLICY ACT (SEPA) REVIEW AND COMPLIANCE A Determination of Non-Significance was issued by the City's Responsible Official on March 13, 2007, with regard to the proposal. This satisfies the City's responsibility under the State Environmental Policy Act (SEPA). Attachments: A-Conditions, Findings,and Conclusions B -Zoning Ordinance,Comprehensive Plan,and Other Municipal Code References C—Application, site plan, floor plans,and map TACUP\2007\CUP 07-02 Garling\CUP 07-02-ARU.doc Conditional Use Permit CUP 07-02 Garling March 13,2007 Page 4 ATTACHMENT A CONDITIONS, FINDINGS, AND CONCLUSIONS IN SUPPORT OF CUP 07-02 Conditions: 1. Separate water and electrical meters are required for each dwelling unit. 2. Addressing for each dwelling unit shall be clearly identified as 528 and 5281/2West 10`h Street. Address numbers must be at least six (6) inches in height and readily visible from the street and of contrasting color from their background. 3. Two (2) off-street parking spaces are required for each residential dwelling unit for a total of four (4) spaces. 4. Construction will be per International Residential Code requirements 5. Driveway and site access shall be constructed to Public Works and Utilities Standards. 6. All utility improvements including water, sanitary sewer, storm drainage and electrical are to be completed to the satisfaction of the Public Works and Utilities Department. Findings: Based on the information provided in the Community Development Staff Report for CUP 06-03 dated March 14, 2007, including all information in the public record file, comments and testimony presented during the public hearing, the Planning Commission discussion and deliberation, and the above listed conditions of approval, the City of Port Angeles Planning Commission hereby finds that: I. Alan and Marlene Garling submitted a conditional use permit application for an accessory residential unit on February 22, 2007, that was determined as complete on February 26, 2007. The applicants own the subject property. 2. The proposed site is legally described as the west 25' of Lot 7 and all of Lot 8 Block 323 of the Townsite of Port Angeles, and is located at 528 W. I O'h Street. 3. The site is zoned Residential Single Family (RS-7) and is 10,500 sq. ft. in area. 4. The Comprehensive Plan designates the site as Low Density Residential. Adjacent designations are also Low Density Residential. The site is located in the City's North Central Planning Area. The subject site is located on the south side of W. I oth Street between Cedar and Pine Streets. Development in the neighborhood includes predominately single family residential uses. 5. Per 17.96.050 PAMC, the Planning Commission shall consider applications for conditional use permits as specified in the applicable Chapter of the Zoning Regulations. The Planning Commission may grant said permits which are consistent and compatible with the purpose of the zone in which the use is located, consistent with the Comprehensive Plan, and not contrary to the public use and interest. In each application the Planning Commission may impose whatever restrictions or conditions are considered essential to protect the public health, safety, welfare, and to prevent depreciation of neighboring property. Conditional uses shall be evaluated to determine if the characteristics of the intended use as related to the specific proposed site would defeat the purpose of the City's Zoning Regulations by introducing incompatible, detrimental, or hazardous Conditional Use Permit CUP 07-02 Garling March 13,2007 Page 5 conditions. The Planning Commission may refuse to issue a conditional use permit if the characteristics of the intended use would defeat the purpose of the City's zoning regulations. The City's Comprehensive Plan was reviewed for consistency with the proposal. 6. 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. 7. Site access must comply with Public Works and Utilities Standards. 8. Notification of the proposed action and conditional use permit application was placed in the Peninsula Daily News on March 1, 2007. Public notice was mailed to property owners within 300 feet of the subject property on February 27, 2007. The site was posted on February 27, 2007. No comments were received as a result of the public notice period. 9. A Determination of Non-Significance was issued for this proposed action on March 13, 2007. 10. The Planning Commission conducted a public hearing on the proposal at the March 14, 2007, regular meeting. Conclusions: Based on the information provided in the Department of Community Development Staff Report for CUP 07-02 dated March 14, 2007, 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: I. As conditioned, the proposal is consistent with the intent of the Comprehensive Plan, specifically with Land Use Element Goal A and Policy A.2 and C2, Housing Element A.6 and B.6, and Transportation Element Policy B.14. 2. The proposal is consistent with requirements for approval of a conditional use permit as specified in PAMC 17.96.050, and with the requirement of a conditional use permit for an accessory residential unit in the RS-7 per PAMC 17.10.040(A) 3. As conditioned, the proposal is consistent with PAMC Chapter 14.40 (Parking Ordinance). 4. The use is in the public interest as it allows for a variety of housing opportunities. 5. The City's responsibility under the State Environmental Policy Act in review of the proposal has been satisfied. Conditional Use Permit CUP 07-02 Garling March 13,2007 Page 6 ATTACHMENT B COMPREHENSIVE PLAN AND ZONING ORDINANCE INFORMATION COMPREHENSIVE PLAN The Comprehensive Plan establishes the long range goals and policies of the City. Any project proposed in the City must be consistent with the goals and policies of the Comprehensive Plan. The Comprehensive Plan Land Use Map identifies the site as being in the North Central Planning Area and designates the site as being Low Density Residential. The Comprehensive Plan's policies have been reviewed with regard to the proposed application and the policies identified in Attachment B to this staff report are found to be the most relevant to the proposal. Single family and multi-family residences are legitimate components of district development. The proposal would allow for a density that is in compliance with low density residential areas. Residential Land Use Element Policy A 2: All land use decisions and approvals made by the City Council and/or any of its appointed Commissions, Boards or Committees should be consistent with the Comprehensive Plan and its land use map. Goal C: To have a community of viable districts and neighborhoods with a variety of residential opportunities for personal interaction, fulfillment and enjoyment, attractive to people of all ages, characteristics and interests. Policy C 2: Residential land should be developed on the district and neighborhood concept. Although such districts may be composed primarily of residential uses of a uniform density, a healthy, viable district should be composed of residential uses of varying densities which may be augmented by subordinate and compatible uses. Single family and multi-family homes, parks and open-spaces, schools, churches, day care and residential services, home occupations, and district shopping areas are all legitimate components of district development and enhancement. A neighborhood should be primarily composed of low, medium, or high density housing. Housing Element Policy B 6: Adequate low and moderate income housing opportunities should be provided within the Port Angeles Planning Area. ZONING ORDINANCE The Zoning Ordinance is the primary implementing ordinance for the Comprehensive Plan. It establishes what types of uses are permitted and where they may be located in the City. It also establishes definitions of uses, and minimum design standards for such uses. Like the Comprehensive Plan, any project proposed in the City must be consistent with the regulations of the zone in which it is located. The Zoning Map identifies the subject property as Residential Single Family (RS-7). Port Angeles Municipal Code (PAMC) Section 17.08.040(A) establishes that accessory residential units are permitted in the RS-7 zone by conditional use permit. PAMC Section 17.08.010(B) defines an Accessory Residential Unit as "a dwelling unit which is incidental to a detached single family residence, is subordinate in space (i.e., fifty percent or less space than the single family residential use), and is located on the same zoning lot as the single family Conditional Use Permit CUP 07-02 Garling March 13,2007 Page 7 residence. An accessory residential unit is served by water and electrical service that is separate from the primary residential service and has a separate address." PAMC Section 17.08.025(1) defines a dwelling unit as "one or more rooms which are arranged, designed, or used as living quarters for one family only. Individual bathrooms are not necessarily provided, but complete single kitchen facilities, permanently installed, shall always be included for each dwelling unit." Port Angeles Municipal Code (PAMC) Section 17.10.010 states the purpose of the RS-7 Zone as "a low density residential zone intended to create and preserve urban single family residential neighborhoods consisting of predominantly single family homes on standard Townsite-size lots. Uses which are compatible with and functionally related to a single family residential envirom-nent may also be located in this zone..." PAMC 17.96.050 (Conditional Use Permit) states that the Planning Commission may grant a conditional use permit approval which is: 1) consistent with the zone in which the proposal is located; 2) consistent with the Comprehensive Plan; and 3) not contrary to the public use and interest. Appropriate conditions may be'made to ensure compliance with these criteria. Denial of an application may be made should the proposed use defeat the purpose of the zone by introducing incompatible, detrimental or hazardous conditions. 17.96.050 Conditional Use Permit specifies procedures for the review and processing of conditional use permit applications, as follows: A. The Planning Commission shall consider applicationsfor Conditional Use Permits of uses as specified in the applicable Chapter of the Zoning Regulations. The Planning Commission may grant saidpermits 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 weffiare, and to prevent depreciation of neighboring property. C. Purpose of a Conditional Use Permit: The purpose of a Conditional Use Permit shall be to assure that the maximum degree of compatibility between uses shall be attained The purpose of these regulations shall be maintained with respect to the particular use of the particular site and in consideration of other existing andpotential uses within the general area in which such use is to be located NE &ARACTE Wrrll LOrT GARLIAI& f 4---S I Dr:::t�J C-F— V W ------ 16' 9 P4 OrAg IF �d,ZPF H1,06K e� IS. 600 C4 I�kICAi' P . PL o-r Pl-AN ----------------- O�.A.lq ........... LAST-y,-JP�PITA 5LGV, pq —3 —----- .......................... PL.AN 0 7"C-S ell ------------- DRAWN �5� AJ L .......... ......... ----------- ------------- CITY OF -,,ORT NGELES P1.111111 ..........A� ........... WASH INGTON, U. S. A. March 1, 2007 MEMO To: Department of Ecology, SEPA Division From: Sue Roberds, Planning Manager Subj: Conditional Use Permit - CUP 07-02 DEPARTMENT OF Garling - 528 W. I 01h Street COMMUNITY DEVELOPMENT Enclosed you will find a SEPA Checklist and a notice of development application in Mark Madsen association with a conditional use pen-nit application for an accessory residential unit Director in the RS-7 Residential Single Family zone. The application materials and 417-4501 environmental checklist are being forwarded to you for review under the WAC 197-11- Sue Roberds, 3 5 5 optional review process.The City will not issue a threshold determination until after Planning Manager the comment period which will end on March 13, 2007. This may be your only 417-4750 opportunity to comment on potential impacts of the application. Nathan West Written comments must be received by the City Department of Community&Economic Principle Planner Development, P.O. Box 1150, Port Angeles, Washington, 98362, no later than March 417-4751 13, 2007. Please don't hesitate to contact this department if you have any questions. Scott Johns Associate Planner Thank you. 417-4752 Jim Lierly Building Inspector 417-4816 Sue Roberds, Pla�fing Manager Dave Yasumura Enclosures Permit Technician 417-4712 Patrick Bartholick Permit Technician 417-4815 CITY OF PORT ANGELES NOTICE OF POSTING Rlik� 1.7-P:�\r�kek ka\r-ihAo�rl state that on the day of 2007, 1 posted.said notice,a true copy of which is hereto attached and made'a art hered(f—pursuan/t to Section 17.96.140 of the Port Angeles Municipal Code, as ame d. on th prope proposed for a land use action. F Subscribed to me this<2� day of--1,A—____,2007. S. R 0,& . ......... NOTARY PUBLIC for t�p' kate-of Washington, residing in Port Angeles. 0 T Aq.,, E -.EXP.024WM: 0 7h ;I_' AN CITY OF PORT ANGELES NOTICE OF MAILING RE 1, Sue Roberds state that on theUday of--4-,L-2007, 1 mailed said notice, a true copy of which is hereto attached and made a part hereof pursuant to Section 17.96.140 of the Port Angeles Municipal Code, to the persons on the attached list. In addition, the notice was posted on the bulletin board in the main lobby of City a 1. AFFIA�/f Subscribed to me this day of 2007. NOTARY PUBLIC,for the State of Washington, residing in Port Angeles. CITY OF PORT ANGELES PUBLIC NOTICE OF DEVELOPMENT APPLICATION AND PUBLIC HEARING NOTICE IS HEPXBY GIVEN that on February 22, 2007, the City of Port Angeles received an application for a conditional use permit to allow an accessory residential unit in the RS-7 Residential Single Family zone. The application was determined to be complete on February 26, 2007. Written comments regarding the proposed action must be received by the City no later than March 13, 2007, in order to be included in the staff report. Additional comment will be accepted at the public hearing that will be conducted by the PORT ANGELES PLANNING COMMISSION on March 14, 2007, 6 p.m., City Hall. Interested parties are encouraged to comment on the proposal and may request a copy of the decision once it's been made. Information may be reviewed at the City Department of Community& Economic Development, City Hall, 321 East Fifth Street, Port Angeles. City Hall is accessible to persons with disabilities. Interested parties are invited to attend the meeting. STATE ENVIRONMENTAL POLICY ACT: It is anticipated that a determination of non significance (DNS) will be issued for the proposal following the required review period, which will expire on March 13, 2007, per WAC 197-11-3 5 5. APPLICANT: ALAN AND MARLENE GARLING LOCATION: 528 West loth Street For further information contact: Sue Roberds, (360) 417-4750 PUB: 3/1/07 POST: 2/27/07 MAIL: 2/0�07 T:\NOTICES\Combopublichearing.doc -------------- W)T41 t,� 8CO' oF WMO� A-F Eag MAT-14EN qC�,7- 15.10, \,�. tc* 610- -K-ITZ, 0 ecq< � PC)(21, A,t�ec,L�F- WA-C-REW 4�NZE-Y (504 V\tl- (CAL-6F) 3::37 roP,5. -RD Po�c AKce-ELJF6, Vx P)(-v66,—L-L- (EP,5 V�6-751- loll :5-1-) all 6i-, MAY (!5aq �WA q94L� AK5T4owY AQ) �At66Y iqU-61tIf 5ag V6�5C I(:)"' -:�7 4-OR-ECK TAK I L-L.�E4:k �AqGRAT7- 'j17L Lh T, A CC)6 A K�b a, ApAmf*�i Lm�e 0 t,)ri� 'J'ESW �,'�CA-5 WA i�scoa, d-JA42, PENINSULA DAILY NEWS Affidavit of Publication In the Superior Court of—lie State of Washington for"�plal ]am/Jefferson County. Peninsula Daily Nems __________________________________________________+________________________ LEgAL ACCT/CITY CLERK } uOmPO�/ puouomoTmc CITY OF PORT ANgELES } OF DEVELOPMENT PO BOX 1150 | APPLICATION AND PUKE HEARING PORT ANGELES WA 98362 1 NOTICE /a xsKBY sWm } &aton February 22, uoor. } re- ceived an application for ermit to al- REFERENCE 4900481 l conditional--�����/ low an pO3578389 A. garling applicant I mm * me13SJResidential Single Family zone. The ap- / »liutJo was determined m be complete on February The undersigned being first duly sworn on oath' } ae. 2007. wnmon com. deposes and says: monts regarding the pro- posed mpvseu am/on must be m~ That she/he is authorized to and does make this | w/`mu by the City no /ate' manMal 1a euor mor- affidavit for and on behalf of Peninsula Daily } der to be mci"ueu in the Nems, a corporation, and that the following staff report. Additional com- ment will ueaccepted atme statements of fact are within her/his personal I num/c xoo,mu mm will be mou"pmu u me pumAN- and actual knowledge. | ecLso PLANNING oomw/S- } smm on March 14eoor spm,City Hall. Interested That said corporation is the owner and publisher } »artJes an "nmuned to omnmem on the nmvvs/ of the Peninsula Daily Nems publ ished in and may request ovn' of Clal lam/Jefferson Counties, and had been approved I Me decision ^»«* U's been made. Information may be as a legal newspaper by order of the Superior } renwed mmem*oenot- me* mmmmvnity & Eco- Count of said Clal lam/Jefferson County of the } "vm/o ome/onmom. City State of Washington. } xun, 321 mm Fifth Street, pv^ xngele, uu' Hall is That the annexed is a true copy of a legal I accoe/u/o to persons with mmmmiev /otemsmu par- insertion as it was published in regular issues } ties are invited to attend the (and not in supplement form) of said newspaper | mee«» . ormE mwmowmswr« was regularly distributed to its subscribers pnuov ACT: It /s anticipat- ed Mat a detemination of during all of said period. The publishing date | non s/uomoaom, (Dmo) will cited 1s the last day of publication. } »oissued for the proposal mumwmumorequired m"/m° � period, °m/ox wm e0/re on March m 2007, per WAC � 197-11-355. } APPLICANT:ALAN AND mAn Lswcuxnuwa � Looxruw: szo West 10m } Street For mrtxo, mm,mouon con- PUBLISHED ON: 03/01 } tact: Sue nvuoma. (uso) *1r-4rso } Pub:March 1.unnr } } TOTAL COST: 4 4. 76 � FILED ON: 03/01/07 } --------------------------------------------------- Subscribed and sworn to before me this day of Notarg /Public in and for he State of Washington residing at ' Peninsula Daily Nems P. O Dox 1330 Port Angeles, WA 9 « � OT4� � — oo'0s'o7 — - /'0 B LNG _ WAS APPLICANVOWNER INFORMATION: Appl. # Applicant: A LA N( . A WI> A-PSUetlE Address: E;A<g oL Daytime phone#: 4-5 5.-A'7 ......................... .............- ........... . ...... .................... Applicant's representative(if other than applicant): Address: Daytime phone Property owner(if other than applicant): Address: Daytime phone PROPERTY INFORMATION: Str eet address: �50qs W-�� Legal description: W as' LOT7 A I-L LCq- 'S BLOC-4,N 50,3 PARCEL 663000 03Q33'b CCOO Zoning: Comprehensive PI an designation: L D Property dimensions: '15')< 1 L4g' Property area(total square feet): IIJW- Physical characteristics(i.e.,flat,sloped,vacant,developed,etc.): A PROPOSED USE INFORMATION: Please describe the proposed conditional use: WFIA A Number of employees: te& Hours of operation: /-,4/A Number of on-site parIcing spaces: Building area (total-square feet of floor area for the proposed activity): C-A-RAGE 57(,o i��fr Ir)f-T AOT 9 -6- -cr ............... ............. ............ .................... SIGNATURES: Applicant: I certify that all ofthe above statements are true and complete to the best ofmy knowledge and acknowledge that wiffiul misrepresentation of information will terminate thispermit application. Ihave read this application in its entirety and understand that 7,ny submittal will be reviewedfor completeness. Iffound-to be complete the application will be scheduledfor the next available Planning Commission meeting. Ifnot complete, when requested information has been received the application willbe scheduledfor the next available meeting. Signatu Date Owner(if other than applicant): I am the owner of the subject property identified herein and approve of this application. Signature Date For Staff Use Only: Permit No. Appl. complete Add. Info requested W CTA RACT& L6rT GARLINCT R---!S(Dr=MC-e .A,qA&C 576 .,�JT -�ac- a-r- H.,OOK "-p PL cT f2l-AN i4 - —-------- ------------ .............. VcOF PLAN 4:� ............ ---------- 4AJ)q DRA ------------ F_Aj ............... 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