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HomeMy WebLinkAbout631 E. Park Avenue 631 E Park Avenue CUP 07-05 PORT - NGELES FILE Q W A S H 1 N G T 0 N, U. S. A. DEPARTMENT OF COMMUNITY& ECONOMIC DEVELOPMENT TO: Planning Commission FROM: Sue Roberds, Planning Manager DATE: May 23, 2007 RE: Conditional Use Permit- CUP 07-05 APPLICANT: Paula Cunningham OWNER: SAME LOCATION: 631 East Park Avenue REQUEST: Convert a portion of a single family residence located in the RS-7 zone to an accessory residential unit RECOMMENDATION: The Planning Division recommends that the Planning Commission approve CUP 07-05 with 2 conditions, citing 12 findings and 2 conclusions in support of that action as listed in Attachment A. EXISTING CONDITIONS IN AREA: No environmentally sensitive areas exist on the site. The application and site maps are attached as Attachment B. Development in the area is primarily single family residential uses. DEPARTMENT COMMENTS: City Departments reviewed the proposal and provided the following comments: The Fire Department reviewed the application and has no comments or objections to the proposal The Public Works and Utilities Department commented that: • The project shall provide off-street parking for each residential unit. All utilities are available, A separate electric meter shall be required for each residential unit, The residential units shall be addressed as 631 and 631 '/z West Park Avenue. The Building Division of DCED A building permit will be required prior to any construction activities. Department of Community and Economic Development Staff Report May 25,2007 'C4UT`07! 5unnii gtram Page 2 ems°.'' PI'7'BLIC CO"NT: Notification of the proposed action was placed in the Peninsula Daily News on May 4, 2007, posted on the site and mailed to property owners within 300 feet of the subject property on May 4, 2007. No written comments from the public were received during the public comment period that ended on May 18, 2007. ANALYSIS: The City's Comprehensive Plan and Land Use Map identify the subject site as being in the South Central Planning Area. The site is designated as Low Density Residential on the Comprehensive Plan Land Use Map with area to the north designated Medium Density Residential. The subject site is zoned RS-7 Residential Single Family. A large medium density residential area developed as the Housing Authority of Clallam County is located approximately one half block north and east of the site. A personal service home occupation(barber service) has been located east of the subject site for a number of years with no issues of record being reported. The remaining neighborhood area is developed with single family structures, the National Park Headquarters (south of the site), and the Port Angeles Senior High School site (one block west of the site). The site is accessed via a narrow spur frontage driveway alongside Park Avenue The entire Comprehensive Plan and Port Angeles Municipal Code were reviewed with regard to the proposal. 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 RS-7 are also included in Attachment C to this staff report. The site is 9,864 square feet in area and is developed with a 1018 square foot ,split level, four bedroom, single family residence. The submitted floor plan indicates that a bedroom and bath on the lower level of the structure will be converted into an approximately 338 square foot accessory residential unit(ARU). Separate access will be provided to the ARU alongside the west property line to the lower level. Parking can be provided in the two car carport and associated driveway area. Existing lot coverage will remain unchanged as no addition to the structure is planned. 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. The development standards for conditional uses are provided in Table"A" of the Zoning Code which increases the minimum lot size for duplexes. 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. STATE ENVIRONMENTAL POLICY ACT (SEPA) REVIEW: A Determination of Nonsignificance was issued for this proposed action on May 21, 2007 per WAC 197-11-355. This satisfies the City's responsibility under the State Environmental Policy Act(SEPA). Attachments: A-Conditions,Findings,and Conclusions B-Application C-Zoning Ordinance,Comprehensive Plan,and Other Municipal Code \• Department of Community and Economic Development Staff Report May 25, 2007 A CUP 07-05 Cunningham Page 3 ATTACHMENT "A" RECOMMENDED CONDITION, FINDINGS, AND CONCLUSIONS The Planning Division recommends the Planning Commission approve Conditional Use Permit CUP 07-05 subject to 1 condition, and based on the following 12 findings and 2 conclusions in support of the action: Condition: 1. The conditional use permit is approved to convert an approximately 338 square foot area of the residence located at 631 East Park Avenue to an accessory residential unit as described in Conditional Use Permit application CUP 07-04 for Paula Cunningham. Development of the accessory unit must be in substantial accord with the application as submitted and must include the provision of four off street parking spaces (two for each residential unit) at all times. Findinzs: Based on the information provided in the Community and Economic Development Staff Report for CUP 07-05 dated May 25, 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: 1. A conditional use permit application to remodel a one bedroom/bath suite of a single family residence to an accessory residential unlit in the RS-7 Residential Single Family zone was submitted by Paula Cumiingham on April 27, 2007.The application was determined to be complete on April 27, 2007 2. The subject location is 631 East Park Avenue. The site is 72' x 137' in size consisting of 9;864 square feet in area. The property is situated along the north side of Park Avenue opposite (north of) the National Park Headquarters. Topography on the site and in this general area slopes from south to north at an approximately 15% slope. Access to the site is provided by a short, private frontage road that parallels Park Avenue. 3. Development of the property includes a 1018 square foot, four bedroom, split level, single family residence. The proposal will involve the conversion/remodel of an approximately 338 square foot living area on the lower(north) level of the split level structure to an independent accessory residential unit. Previous use of the area was as a bedroom/bath. The remodel will be within the existing structural flootprint and will consist of approximately 33% of the total floor area of the structure. Exterior access to the proposed accessory unit will be provided by a walkway along the west and north sides of the structure. 4. The site is designated Low Density Residential on the City's Comprehensive Plan Land Use Map. The City's Comprehensive Plan was reviewed for consistency with the proposal. Land Use Element Residential Goal A and Policy A.2; Land Use Element Residential Goal C and Policies C.1; Housing Element Goal A and Policy A.1, and Goal B and Policy B.6; Transportation Element Policy B.14; and Economic Development Element Policy B.5 were found to be most relevant to the proposal. A development that Department of Community and Economic Development Staff Report May 25, 2007 CUP 07-05 Cunningham Page 4 is approved through the conditional use permit process must remain in continual compliance with specific conditions of approval or may be revoked. 5. Site development in the area is predominantly residential. The National Park Headquarters is located immediately south of the site, with single family residences to the west, north, and east. The Housing Authority of the County of Clallam's main multiple family residential development is located approximately 200 feet east and north of the location and consists of single family, multiple family, office, and day care use. The Port Angeles Senior High School site is located approximately 500' west of the location. A personal service (barber service) home occupation has operated from a neighboring residence for many years with no laiown impact to the neighborhood. 6. Accessory residential units (ARU)may be permitted by conditional use permit in single family residential zones. An ARU may be no larger than 50% the area of the primary living unit. 7. 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 Cormnission may grant said pernlits 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 Plam-ling Commission may impose whatever restrictions or conditions are considered essential to protect the public health, safety, welfare, and to prevent depreciation of neighboring property. Impacts of each proposed conditional use must be evaluated to determine if the characteristics of the intended use as related to the specific proposed site would defeat the purpose of the City's Zoning Regulations by introducing incompatible, detrimental, or hazardous conditions. The Planning Commission may refuse to issue a conditional use permit if the characteristics of the intended use would defeat the purpose of the City's zoning regulations. 8. City Departmental comments were considered in the review of this application. The proposed activity will require a valid building permit and the installation of separate water and electrical meters. No reviewing department expressed concerns with the proposal. 9. Notification of the proposed action was placed in the Peninsula Daily News on May 4, 2007,posted on the site, and mailed to property owners within 300 feet of the subject property on May 1, 2007. No written comments were received during the public coinment period. 10. A Determination of Non-Significance was issued for this proposed action on May 21, 2007. 11. Section 14.40 of the Port Angeles Municipal Code requires two spaces for each residential unit for a total of four spaces. Four spaces can be provided for the residence in the two car carport and driveway. 12. The Planning Commission opened a public hearing on the proposal at the May 25, 2007, . regular meeting. • Department of Cornnunity and Economic Development Staff Report May 25, 2007 A CUP 07-05 Curmingham Page 5 Conclusions: Based on the information provided in the Department of Connmunity and Economic Development Staff Report for CUP 07-05 dated May 25, 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 Plamung Commission hereby concludes that: A. As conditioned, the accessory residential unit serves the public interest by providing an altenlative housing resource in a maumer that is consistent with the goals, policies, and objectives of the City's Comprehensive Plan. B. 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Legend ATTACHMENT B Anel. # APPLICANUMAINER INT'ORMATION: Applicant: kJ LP, =T Address: X31 L j' �i1C PPS Daytimephone#: �{ �G ('� _ I S /fit a Applicant'srepresentative(ifotlnerthanapplicant): N/k Address: Daytime phone#: Property owner(if other than applicant): Address: Daytimephone#: PROPERTY INFORMATION: Street address: �8 36 Legal description: GOV Li 2 S f D TSQN F"d6 CJLJ�'I Zoning: Comprehensive Plan designation: LD Property dimensions: Property area(total square feet): C; <3L� _ Physical characteristics(i.e.,flat,sloped,vacant,developed,etc.): PROPOSED USE INFORMATION: Please describe the proposed conditional use: sig t f r Number of employees: - Hours of operation: Number of on-site larking spaces: -4.__ Building area (total square feet of floor area for the proposed activit),): SIGNATURES: . Applicant: ALJ I certify that all of the above statem.e77.ts are true a77d complete to th.e best of 7??.))knowledge and acb2owledge that 14)ilful 777 lSrepMSe77tatio77of i77form.atio77 will termi7laie this per777it application. I have read this application h7 its entirely and understand that my submittal will be reviewed for completeness. If found to be c0777plete the applicatioii.will be scl7.eduled for the 77.ext available P1a7771i77g C0772777issio77 777eeti77g. If 77ot complete, whe77requested i7af67r777atio77.17as been.received the applicatio77 will be scheduled for the next available meeting. Signature �- A-cu,,k—Date 2 Owner (if other than applicant): I ain the mime7 of the subject propert); ide77tified herein,a77d approve of this application. Signature Date For Staff Use Only: Pennit No. Appl. complete Add. Info requested L1, Paula J. Cunningham 631 E. Park Avenue Port Angeles,WA 98362 457-6835 or 417-3418 (work) 460-4374(cell) 452-4294 (home) Studio Rental Apartment There are four bedrooms in the home. My two children have moved away. This project is to remodel one bedroom/bath to provide a studio for rent. The studio has its own separate entrance. My target market is people who work several days a week in Port Angeles and don't want to stay in hotel/motels, or people moving to this area, and would like to stay here before buying a home. All work to be done is on the interior of the home There are no changes to the exterior of the home. 1. Install new lock on exterior door. 2. Install door between home and rental studio 3. (laundry facilities to be.shared). . 4. Replace lock to outside door. 5. Install insulation on exterior walls. 6. Install insulation between rental studio and upper floor. 7. Install kitchenette with Energy Star appliances.. B. Install sink and exhaust fan. 9. Install insulating blinds. 10. Install CFL lighting. 11. Replace carpet with cork flooring. 12. Replace broken toilet with low-flow toilet. 13. Replace broken shower/bath fixture. 14. Install shower surround (currently just painted wall). 15. Install new ceiling fan. 16. Reconfigure closet shelving, to allow for future closet from owner's bedroom. • Department of Community and Economic Development Staff Report May 25,2007 CUP 07-05 Cunningham Page 6 ATTACH MF-NT C COMPREHENSIVE PLAN GOALS, POLICIES, AND OBJECTIVES THAT SUPPORT DUPLEX DEVELOPMENT BY CONDITIONAL USE PERMIT IN THE.RS-7 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 South Central Planning Area. The 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 Residential Goal A: "To guide current and future development within the City in a manner that provides certainty to its citizens about future land use and the flexibility necessary to meet the challenges and opportunities of the future." 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." Land Use Element Residential Goal C. "To have a community of viable districts and neighborhoods with a variety of residential opportunities for personal interaction,fislfillment and enjoyment, attractive to people of all ages, characteristics and interests." Policy 1 - "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 Goal A - "To improve the variety, quality, availability, and affordability of housing opportunities in the City of Port Angeles. " Policy I - "The City should expand the residential land use options in the Zoning Code by classing residential zones by allowed density rather than by housing types. " Housing Element Goal B- "To participate with Clallam County and other entities in programs to increase the availability and affordability ofpublic assisted housing and rental units as well as other affordable housing opportunities." Policy 6- `Adequate low and moderate income housing opportunities should be provided within the Port Angeles Planning Area. " 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. " Economic Development Element Policy A5- "The City should encourage the availability of housing that meets the needs of the entire spectrum of the community's workforce. Department of Community and Economic Development Staff Report May 25,2007 , CUP 07-05 Cunningham Page 7 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 Residential Single Family(RS-7). The purpose and intent of this zone is: "This is a low density residential zone intended to create and preserve urban single family residential neighborhoods,consisting of predominantly single family homes on standard Townsite-size lots. Uses which are compatible with and functionally related to a single family residential environment may also be located in this zone. " 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 andlin consideration of other existing and potential uses within the general area in which such use is to be located." 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. PARKING ORDINANCE PAMC 14.40.060(D) requires 2 off-street parking spaces per residential dwelling unit with a total requirement of four(4) for the proposal. The development will be required to provide the four parking spaces within the property boundaries. r• rcc ap ! R � n 't 2;� ��� 4.W^r�'�,'�.£t� _ $ �£-. 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Filing Fee: *$250.00 *Adinin. $100.00 ORT ANGELES WASHINGTON, 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 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 ifoy u 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. --sal, even if you plan to phase them over a period of time or on different parcels of land. Attach ani Jditi,. l information that will help describe your proposal or its environmental effects and include a si'_ BACKGROUND 1. Name of project: A. Address or general location of site: 63 `�'PA-P—K. A,v � 2. Name, address, and phone number of applicant: E. , P,� Imo+_ �►"t 3. Name, address and phone number of contact person if other than applicant: 4. Date checklist prepared: ��7/®� 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? B. How does this project relate to long-term plans? Tz> PP L Environmental Checklist EVALUATION FOR AGENCY USE Page 2 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: ilio t�� g. Do you know whether applications are pending for governmental approvals of other proposals directly affecting the property covered by your proposal? If yes, explain. Nd 10. List any government approvals or permits that will be needed for your proposal, if known. 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.) snco P -r-�� ;TMd 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. 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 �na B. What is the steepest slope on the site (approximate percent slope)? Environmental 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 classificat'on of agricultural soils, specify them and note any prime farmland. � v D. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. Yid E. Describe the purpose, type, and approximate quantities of any Filling or grading proposed. Indicate source of fill: /vblJC- F. Could erosion occur as a result of clearing, construction, or use? I f s o , generally describe. P b G. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? ILL_ 2 G:- /%J0 rNC/QE70-S 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. 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. J/0 Environmental 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 waterwithdrawals or diversions? Give general description, purpose, and approximate quantities if known. 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. ND 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. IVO 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. 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. ii.) Could waste materials enter ground or surface waters? If so, generally describe. Aft) D. Proposed measures to reduce or control surface, ground, and runoff water impacts, if any: 4. Plants A. Check or circle the type of vegetation found on the site: �// , deciduous tree: Ideraspen other , maple, p evergreen tree: cedar, pine, other fi ✓,shrubs i/ grass pasture crop or grain "wet soil plants: cattail, uttercup, bullrush, skunk cabbage, water plants: water lily, ee ass, milfoil, other Other types of vegetation •— U'Q_' eb�� Environmental Checklist EVALUATION FOR Page 5 AGENCY USE B. What kind and amount of vegetation will be removed or altered? C. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any. 1b y � �r r�Cv� /QA-7709E� �Rin;� C.vltf3.9-Ai i 5. Animals I�I�Ur —krnJ'UrI�� 'YFTZIJS, � li-HL 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: Birds: hawk, heron, eagle, songbir s other Mammals: eer bear, elk, beaver, other Fish: bass, salmon, trout, herring, shellfish, other IUori�- B. Threatened or endangered species known to be on or near the site. /U0,-J6, C. Is the site part of a migration route? If so, explain. NO D. Proposed measures to preserve or enhance wildlife, if any. p1bN 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. X5,7 � ; � -A•; 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, if any - 1 P: -s h�%sur.�ize.N, rct-r�.4 7Lt "'TJ � y s`trq 4--p-pL41-r/uc Es r^e r�rruf�nl�rre - cF� u�+�.;�,. C_-4ete- 7. Environmental Health AL41Q.D S 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. 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. A;d nJ c= Environmental Checklist EVALUATION FOA Page 6 AGENCY USE iii) 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 usedforagriculture? If so, describe. C. Describe any structures on the site. Slr42I L4� 779-/11 L!11 D. Will any structures be demolished? If so, what? N� E. What is the current zoning classification of the site? F. What is the current Comprehensive Plan designation of the site? G. What is the current Shoreli e Master Program designation of the site? N �� H. Has any part of the site beFn classified as an"environmentally sensitive"area? If so, specify. in the completed I. How many people would reside or workproject? rop p J. Approximately how many people would the completed project displace? /u6w E=,7 K. Proposed measures to avoid or reduce displacement impacts, if any: jvej,)- L Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any: c0p 9. Housing A. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income housing. aiv� – /Mt�r�iJ B. Approximately how many'units, if any, would be eliminated? Indicate whether high, middle, or low-income housing. C. Proposed measures to reduce or control housing impacts, if any. �us�� 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? Nn-i C. Proposed measures to reduce or control aesthetic impacts, if any. /�1a4JNc= 11. Light and Glare A. What type of light or glare will the proposal produce? What time of day would it mainly occur? Environmental Checklist EVALUATION FOR AGENCY USE Page 7 B. Could light or glare from the finished project be a safety hazard or interfere with views? 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. fje) 12. Recreation .A. What designated and informal recreational opportunities are in the immediate vicinity? ei:Y'IV4 i-lc' N+77afJA-- P 'K B. Would the proposed project displace any existing recreational uses? If so, describe. Ak) C. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or applicant, if any. 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: �0� B. Generally describe any landmarks or evidence . of historic, archaeological, scientific, or cultural importance known to be on or next to the site. C. Proposed measures to reduce or control impacts, if any: 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. B. Is site currently served by public transit? If not, what is the approximate distance to the nearest transit stop? C. How many parking spaces would the completed project have? How many would the project eliminate? Sr'i'F3� 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). _IQ3 E. Will the project use (or occur in the immediate vicinity of)water, rail, or air transportation? If so, generally describe. 1,r6 F. How many vehicular trips per day would be generated by the completed project? If known, indicate when peak volumes would occur. -50 G. Proposed measures to reduce or control transportation impacts, if any.l Environmental 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. Ne B. Proposed measures to reduce or control direct impacts on public services, if any. 16. Utilities A. Circle utilities currently available at the site: , electricit , natural gas, _ater e use sere ce, elephone�sa7si'ary sew?, septic system, other. B. Describe the utilities that are proposed forthe project,the utility providing the service, and the general construction activities on the site or in the immediate vicinity which might be needed. pofji 17. Economics A. If the proposal will result in expansion of an existing business, please describe the nature of the expansion: (e.g., additional land and/or buildings, new equipment, new employees). B. If the proposal is the creation of a new business, please describe (e.g., re-.use of an existing building and site, construction of a new building). 1Z9QTR-(- EP C. Describe if the proposal is the first of its type in the community, or what the similar uses are. JOU ._ J-tT..�1� D. How many people will the proposal provide employment for at its completion and what types of jobs will be created (e.g., sales clerks, factory workers, etc.)? (Jobs created by the construction of the proposal should be reported separately.) E. Where will the materials,goods or services utilized by the proposal come from? LOCA-L— 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? Environmental 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 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 13] 1. Name ofwatershed Port Angeles Regional Watershed (Elwha Morse). 2. Name of nearest waterbody `� �� C � 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.) D> 4. What is the current land use between the project and the potentially affected water body (parking lot, farmland, etc.)? HOJ-5fn9(- 5. Is the project above a: ( ) natural permanent barrier(waterfall) natural temporary barrier (beaver p�); ( ) 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 above the blockage? Yes _No Don't know 7. What percent of the project will be impervious surface (including pavement and roof area)? A )p CtfPa06g5- _MON�STT&,6 B. FISH MIGRATION: The following questions will help determine if this project could interfere with migration of adult and juvenile fish. (Both increases and decreases to water flow can affect fish migration.) Environmental Checklist EVALUATION FOR Page 10 AGENCY USE 1. Does the project require the withdrawal of: Surface water? /TO Name of surface water body Ground water? AVO Amount From where? Depth of well 2. Will any water be rerouted? 11JD 3. Will there be retention ponds? A10 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? N-O (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? NZ) 6. Will topography changes affect the duration/direction of runoff flows? If yes, describe: 7. Will the project involve any reduction of the floodway or floodplain by filling or other partial blockage of flows? /\JD 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 2. Will your project reduce or increase shade along or over a waterbody? N© 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? /%X 4. Will turbidity be increased because of the project activities?_,00 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? /Q-© 2. If any vegetation is removed, do you plan to replant? I J A- . Environmental Checklist EVALUATION FOR AGENCY USE Page 11 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 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? tjo�1E Proposed measures to avoid or reduce such increases: 2. How would the proposal be likely to affect plants, animals, fish, or marine life? lie_01 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? IN 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, 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? Ije)AJE�_ Proposed measures to avoid or reduce shoreland and land use impacts: Environmental Checklist EVALUATION FOR Page 12 AGENCY USE 6. How would the proposal be likely to increase demands on transportation or public services and utilities? NDn! 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. . Ajm- k�o 01J 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 anywillful misrepresentation orwillful lack of full disclosure on my part. SIGNED:�c"a 151-. '"� '.`�`r''ti—' DATE: ZpY a PHONE: A 43 rj (ceq 4scr�-4z' � This sketch is provided by Olympic Peninsula Title Company, without charge, for your information. It is not intended to show all matters related to the properly including, but not limited to, area, dimensions, easements, encroachments, or location of boundaries. It is not part of, nor does it modify,the property profile, the commitment, or policy to which if is attached. Olympic mss... Peninsula Title Company assumes NO LIABILITY for any matter related to this sketch. Reference should be made to an accurate survey for further information. V e� 1 003010430630 , < 063010430640 063070430'130 `, OG3D7: pq 6 09 i Wednesday,Apr 07,2004 05:14 PM I 1"'S i 0 NGE W A S H 1 N G T O N, U. S. A. Commuinity k Economic Development Department xt; E% September 17, 2007 Ms. Paula Curmingham 631 East Park Avenue x n; Port Angeles, WA 98362 7 Re: 1 631 and 631 1/Z East.Park Avenue: L Dear Paula:' { First, let Ine' apologize for not sending you this letter sooner. I prepared the.Notice of Decision and then didn't get back to doing your letter. t ,u ; As you-know, following the Planning Commission hearing of May 23, 2007, the Commission approved.the conversion.of a portion of your single family residential.structure to an accessory residential unit. The approval was stibj ect to the following condition: Condition: t The conditional use permit is approved to.convert an approximately 338 square foot area of the residence located at 631 East Park Avenue.to an accessory residential unit as described in Conditional Use Penriit application CUP 07=05 for Paula . Curiningliam Development of the accessory unit must be in substantial accord with the application as submitted and must include the.provision of four off street parking spaces (two for each residential unit) at all times: Please note'that the use forwluch the conditional use permit has been applied for must be commenced within one year from the date of approval or become invalid. .` If you have any questions,please don't hesitate to contact this office. 24 Sincerely, 1, - a Sue Roberds i'- Planning Manager I- X1 cc: t�P blic Works Department . Building Division Phone: 360-417-4750/Fax: 360-417-4711 Website: www.cityofpa.us/Email: smartgrowth @cityofpa:us R91 Fact Fifth Straat- P.n- Rrix 1150/Part Anaeles. WA 98362-0217 CITY OF P1 Q)R-T I�,G,E,L�E S�) .JL A, ,-- W A S H I N G T O N, U. S. A. MEMO May 31, 2007 DEPARTMENT TO: Surrounding property owners OF COMMUNITY FROM: Sue Roberds, Planning Manager & ECONOMIC DEVELOPMENT RE: Notice of Development Application 631 East Park Avenue Mark E.Madsen you were recently mailed a notice that your neighbor Paula Cunningham had City Manager 631 East Park Avenueapplied to convert one bedroom of her four bedroom residence into what is termed 417-4501 an"accessory residential unit" or ARU. An ARU is commonly called a mother in law unit, but may be rented to other than family members. Sue Roberds Planning Manager As a part of the review process, public notices are mailed to surrounding property 417-4750 owners to notify you of the intent and to ask for any comments that you may have Nathan West as neighbors. Unfortunately, an individual in the City's mail room who is Principle Planner normally responsible for mass mailings was injured, and this Department was not 417-4751 aware of that event such that the mailing sat for three weeks. We do apologize and Scott Johns wanted you all to know that we certainly did not intend the late mailing. For those Associate Planner of you who called to inform me, "thank you". From those calls, I was not made 417-4752 aware of any situation that would have affected the City's decision to approve the ARU, and this notice will serve to all of you that the application was approved Jim Lierly with the condition that Ms. Cunningham provide off-street parking on her site for Building Inspector the additional unit. 417-4816 Linda Pangrle If there are further questions that I can answer, please don't hesitate to contact me Permit Technician at 417-4750. 417-4712 Patrick Bartholick Sincerely, Permit Technician J_ 417-4815 Sue Roberds Fax Planning Manager 360-417-4711 Jam and Smudge Free Printing ® www.averycom A1ER(0 51600 Use Avery®TEMPLATE 51600 1-800-GO-AVERY 063010430490 063010430510 TRUDY RITTENHOUSE li ROBERT/YAEKO SCHOTT' 610 WHIDBY ST 617 E VASHON AVE PORT ANGELES WA 98362 i PORT ANGELES WA 98362 )63010430330 063010430300 063010430335 /ANDREW C/PATRICIA A SWINGLE CHARLES PARTRIDGE DANIEL O' SULLIVAN 8896 LOST MOUNTAIN RD 601 E PARK AVE. 604 VASHON ST SEQUIM WA 98382 PORT ANGELES 98362 PORT ANGELES WA 98362 063010439010 063010430520 GLORIA. JEAN GARRETT JOSEPH TSCHIMPERLE 632 VASHON ST 624 VASHON ST PORT ANGELES WA 98362 PORT ANGELES WA 98362 )63010430550 " 063010430530 063010430660 DAVID H/YVONNE PETERSON ROBERT KETTERLING. GEORGIA FRAKER 620 VASHON AVE 614 E VASHON AVE PO BOX 1275 ?ORT ANGELES WA 98362 PORT ANGELES WA 98362 -PORT ANGELES WA 98362 )63010430320 063010430140 063010430130 ZEX WILSON CHARLES, JR / DOLORES BACCUS TR:, BRIAN/MARILYN HICKMAN 611 E PARK AVE 900 BOYNTON AVE 2822 SW 169TH ST PORT ANGELES WA 98362 SAN JOSE CA 95117 BURIEN WA 98166 063010430640 063010430630 063010430610 PAULA CUNNINGHAM DOROTHY HOPKINS GENE/MURIELLE FULMER 631 E PARK AVE 627 E PARK AVE P 0 BOX 1574 PORT ANGELES WA 98362 PORT ANGELES WA 98362 PORT ANGELES WA 98362 063015120000 Senf UNITED STATES OF AMERICA Morganroth REF 635 E. Vashon - 627 E. Vachon o NI.SQLIALLY NAIL WILD OLYMPIA WA 9RE Port Angeles, WA 98362 Port Angeles , WA 98362 Nevar.il HACC 815 S. Chambers 2603 S. Francis Street Port Angeles , WA . 98362 Port ANgeles, WA 98362 AH3AV-09-008-6 0091s 1!aege6 a!zes!on 096s )AU3Av ( 1 woXtiane-Aum n apidej 96mpas a 19 96eaanog1jue uoissaidwi CITY OF PORT ANGELES 321 East Fifth Street Port Angeles, WA 98362 NOTICE OF DECISION NOTICE IS HEREBY GIVEN that on May 23, 2007, the Port Angeles Planning Commission APPROVED the following: 1. A shoreline substantial development permit to facilitate the removal of sheet pile and concrete structures placed in the shoreline jurisdiction for the purpose of construction of a graving dock in the Industrial Heavy zone. The applicant is the Washington State Department of Transportation. A conditional use permit to allow an accessory residential unit to be established in the RS-7 Residential Single Family zone at 631 East Park Avenue for Paula Cunningham. 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: 5/28/07 Planning Commission Minutes—May 2 Page 2 CONDITIONAL USE PERMIT - CUP 07-04b - CUNNINGHAM, 631 East Park Avenue: Application for a conditional use permit to allow an accessory residential unit in the RS-7 Residential Single Family zone. Associate Planner Scott Johns reviewed the Department's report recommending approval of the conditional use permit. Mr. Johns described development in the area via an overhead projector and responded to questions regarding existing and proposed site development. On site parking will be provided in the driveway and carport area. The importance of keeping the driveway area available for parking and guests was discussed given unusual access to the site location. Chair Beier opened the public hearing. Paula Cunningham, 631 East Park Avenue was present for questions. Ms. Cunningham explained that since her children have grown, she decided to remodel a bedroom suite into an accessory residential unit. She will not allow parking on the frontage road. There being no further testimony, Chair Beier closed the public hearing. Following brief discussion, Commissioner Snyder moved to approve the conditional use permit with condition, and citing the following findings and conclusions in support of that action: Condition: 1. The conditional use permit is approved to convert an approximately 338 square foot area of the residence located at 631 East Park Avenue to an accessory residential unit as described in Conditional Use Permit application CUP 07-05 for Paula Cunningham. Development of the accessory unit must be in substantial accord with the application as submitted and must include the provision of four off street parking spaces (two for each residential unit) at all times. Findings: Based on the information provided in the Community and Economic Development Staff Report for CUP 07-05 dated May 25, 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: 1. A conditional use permit application to remodel a one bedroom/bath suite of a single family residence to an accessory residential unit in the RS-7 Residential Single Family zone was submitted by Paula Cunningham on April 27, 2007. The application was determined to be complete on April 27, 2007 2. The subject location is 631 East Park Avenue. The site is 72' x 137' in size consisting of 9,864 square feet in area. The property is situated along the north side of Park Avenue opposite (north of) the National Park Headquarters. Topography on the site and in this general area slopes from south to north at an approximately 15% slope. Access to the site is provided by a short,private frontage road that parallels Park Avenue. Planning Commission Minutes—May 2_, Page 3 3. Development of the property includes a 1018 square foot, four bedroom, split level, single family residence. The proposal will involve the conversion/remodel of an approximately 338 square foot living area on the lower (north) level of the split level structure to an independent accessory residential unit. Previous use of the area was as a bedroom/bath. The remodel will be within the existing structural flootprint and will consist of approximately 33% of the total floor area of the structure. Exterior access to the proposed accessory unit will be provided by a walkway along the west and north sides of the structure. 4. The site is designated Low Density Residential on the City's Comprehensive Plan Land Use Map. The City's Comprehensive Plan was reviewed for consistency with the proposal. Land Use Element Residential Goal A and Policy A.2; Land Use Element Residential Goal C and Policies C.1; Housing Element Goal A and Policy A.1, and Goal B and Policy B.6; Transportation Element Policy B.14; and Economic Development Element Policy B.5 were found to be most relevant to the proposal. 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. 5. Site development in the area is predominantly residential. The National Park Headquarters is located immediately south of the site, with single family residences to the west, north, and east. The Housing Authority of the County of Clallam's main multiple family residential development is located approximately 200 feet east and north of the location and consists of single family, multiple family, office, and day care use. The Port Angeles Senior High School site is located approximately 500' west of the location. A personal service (barber service) home occupation has operated from a neighboring residence for many years with no known impact to the neighborhood. 6. Accessory residential units (ARU) may be permitted by conditional use permit in single family residential zones. An ARU may be no larger than 50% the area of the primary living unit. 7. 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. Impacts of each proposed conditional use must be evaluated to determine if the characteristics of the intended use as related to the specific proposed site would defeat the purpose of the City's Zoning Regulations by introducing incompatible, detrimental, or hazardous conditions. The Planning Commission may refuse to issue a conditional use permit if the characteristics of the intended use would defeat the purpose of the City's zoning regulations. 8. City Departmental comments were considered in the review of this application. The proposed activity will require a valid building permit and the installation of separate Planning Commission Minutes—May 2_. Page 4 water and electrical meters. No reviewing department expressed concerns with the proposal. 9. Notification of the proposed action was placed in the Peninsula Daily News on May 4, 2007, posted on the site, and mailed to property owners within 300 feet of the subject property on May 1, 2007. No written comments were received during the public comment period. 10. A Determination of Non-Significance was issued for this proposed action on May 21, 2007. 11. Section 14.40 of the Port Angeles Municipal Code requires two spaces for each residential unit for a total of four spaces. Four spaces can be provided for the residence in the two car carport and driveway. 12. The Planning Commission opened a public hearing on the proposal at the May 25, 2007, regular meeting. Conclusions: Based on the information provided in the Department of Community and Economic Development Staff Report for CUP 07-05 dated May 25, 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: A. As conditioned, the accessory residential unit serves the public interest by providing an alternative housing resource in a manner that is consistent with the goals, policies, and objectives of the City's Comprehensive Plan. B. The proposed use complies with development standards of the Port Angeles Municipal Code (PAMC), specifically Section 17.10 (RS-7 Zone), Section 17.96.050 (conditional use permit review), and Chapter 14.40 (Parking Ordinance). The motion was seconded by Commissioner Kidd and passed 6 - 0. PINGELES R r ._. -- W A S H I N G T O N, U. S. A. DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT TO: Planning Commission FROM: Sue Roberds, Planning Manager DATE: May 23, 2007 RE: Conditional Use Permit - CUP 07-05 APPLICANT: Paula Cunningham OWNER: SAME LOCATION: 631 East Park Avenue REQUEST: Convert a portion of a single family residence located in the RS-7 zone to an accessory residential unit RECOMMENDATION: The Planning Division recommends that the Planning Commission approve CUP 07-05 with 1 condition, citing 12 findings and 2 conclusions in support of that action as listed in Attachment A. EXISTING CONDITIONS IN AREA: No environmentally sensitive areas exist on the site. The application and site maps are attached as Attachment B. Development in the area is primarily single family residential uses. DEPARTMENT COMMENTS: City Departments reviewed the proposal and provided the following comments: The Fire Department reviewed the application and has no comments or objections to the proposal The Public Works and Utilities Department commented that: • The project shall provide off-street parking for each residential unit. • All utilities are available, • A separate electric meter shall be required for each residential unit, • The residential units shall be addressed as 631 and 631 '/2 West Park Avenue. Department of Community and _ nic Development Staff Report May 25, 2007 CUP 07-05 Cunningham Page 2 PUBLIC COMMENT: Notification of the proposed action was placed in the Peninsula Daily News on May 4, 2007, posted on the site and mailed to property owners within 300 feet of the subject property on May 4, 2007. No written comments from the public were received during the public comment period that ended on May 18, 2007. ANALYSIS: The City's Comprehensive Plan and Land Use Map identify the subject site as being in the South Central Planning Area. The site is designated as Low Density Residential. on the Comprehensive Plan Land Use Map with area to the north designated Medium Density Residential. The subject site is zoned RS-7 Residential Single Family. A large medium density residential area developed as the Housing Authority of Clallam County is located approximately one half block north and east of the site. A personal service home occupation(barber service) has been located east of the subject site for a number of years with no issues of record being reported. The remaining neighborhood area is developed with single family structures, the National Park Headquarters (south of the site), and the Port Angeles Senior High School site (one block west of the site). The site is accessed via a narrow spur frontage driveway alongside Park Avenue The entire Comprehensive Plan and Port Angeles Municipal Code were reviewed with regard to the proposal. 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 RS-7 are also included in Attachment C to this staff report. The site is 9,864 square feet in area and is developed with a 1018 square foot ,split level, four bedroom, single family residence. The submitted floor plan indicates that a bedroom and bath on the lower level of the structure will be converted into an approximately 338 square foot accessory residential unit (ARU). Separate access will be provided to the ARU alongside the west property line to the lower level. Parking can be provided in the two car carport and associated driveway area. Existing lot coverage will remain unchanged as no addition to the structure is planned. 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. STATE ENVIRONMENTAL POLICY ACT (SEPA) REVIEW: A Determination of Nonsignificance was issued for this proposed action on May 21, 2007 per WAC 197-11-355. This satisfies the City's responsibility under the State Environmental Policy Act(SEPA). Attachments: A-Conditions,Findings, and Conclusions B-Application C-Zoning Ordinance, Comprehensive Plan,and Other Municipal Code ATTACHMENT "A" Department of Community and— --nic Development Staff Report May 25, 2007 CUP 07-05 Cunningham Page 3 ATTACHMENT "A" RECOMMENDED CONDITION, FINDINGS, AND CONCLUSIONS The Planning Division recommends the Planning Commission approve Conditional Use Permit CUP 07-05 subject to 1 condition, and based on the following 12 findings and 2 conclusions in support of the action: Condition: 1. The conditional use permit is approved to convert an approximately 338 square foot area of the residence located at 631 East Park Avenue to an accessory residential unit as described in Conditional Use Permit application CUP 07-05 for Paula Cunningham. Development of the accessory unit must be in substantial accord with the application as submitted and must include the provision of four off street parking spaces (two for each residential unit) at all times. Findings: Based on the information provided in the Community and Economic Development Staff Report for CUP 07-05 dated May 25, 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: 1. A conditional use permit application to remodel a one bedroom/bath suite of a single family residence to an accessory residential unit in the RS-7 Residential Single Family zone was submitted by Paula Cunningham on April 27, 2007. The application was determined to be complete on April 27, 2007 2. The subject location is 631 East Park Avenue. The site is 72' x 137' in size consisting of 9,864 square feet in area. The property is situated along the north side of Park Avenue opposite (north of) the National Park Headquarters. Topography on the site and in this general area slopes from south to north at an approximately 15% slope. Access to the site is provided by a short, private frontage road that parallels Park Avenue. 3. Development of the property includes a 1018 square foot, four bedroom, split level, single family residence. The proposal will involve the conversion/remodel of an approximately 338 square foot living area on the lower(north) level of the split level structure to an independent accessory residential unit. Previous use of the area was as a bedroom/bath. The remodel will be within the existing structural flootprint and will consist of approximately 33% of the total floor area of the structure. Exterior access to the proposed accessory unit will be provided by a walkway along the west and north sides of the structure. 4. The site is designated Low Density Residential on the City's Comprehensive Plan Land Use Map. The City's Comprehensive Plan was reviewed for consistency with the proposal. Land Use Element Residential Goal A and Policy A.2; Land Use Element Residential Goal C and Policies C.1; Housing Element Goal A and Policy A.1, and Goal B and Policy B.6; Transportation Element Policy B.14; and Economic Development Element Policy B.5 were found to be most relevant to the proposal. A development that Department of Community and -- -mic Development Staff Report May 25,2007 CUP 07-05 Cunningham Page 4 is approved through the conditional use permit process must remain in continual compliance with specific conditions of approval or may be revoked. 5. Site development in the area is predominantly residential. The National Park Headquarters is located immediately south of the site, with single family residences to the west, north, and east. The Housing Authority of the County of Clallam's main multiple family residential development is located approximately 200 feet east and north of the location and consists of single family, multiple family, office, and day care use. The Port Angeles Senior High School site is located approximately 500' west of the location. A personal service (barber service) home occupation has operated from a neighboring residence for many years with no known impact to the neighborhood. 6. Accessory residential units (ARU) may be permitted by conditional use permit in single family residential zones. An ARU may be no larger than 50% the area of the primary living unit. 7. 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. Impacts of each proposed conditional use must be evaluated to determine if the characteristics of the intended use as related to the specific proposed site would defeat the purpose of the City's Zoning Regulations by introducing incompatible, detrimental, or hazardous conditions. The Planning Commission may refuse to issue a conditional use permit if the characteristics of the intended use would defeat the purpose of the City's zoning regulations. 8. City Departmental comments were considered in the review of this application. The proposed activity will require a valid building permit and the installation of separate water and electrical meters. No reviewing department expressed concerns with the proposal. 9. Notification of the proposed action was placed in the Peninsula Daily News on May 4, 2007, posted on the site, and mailed to property owners within 300 feet of the subject property on May 1, 2007. No written comments were received during the public comment period. 10. A Determination of Non-Significance was issued for this proposed action on May 21, 2007. 11. Section 14.40 of the Port Angeles Municipal Code requires two spaces for each residential unit for a total of four spaces. Four spaces can be provided for the residence in the two car carport and driveway. 12. The Planning Commission opened a public hearing on the proposal at the May 25, 2007, regular meeting. Department of Community and mic Development Staff Report May 25,2007 CUP 07-05 Cunningham Page 5 Conclusions: Based on the information provided in the Department of Community and Economic Development Staff Report for CUP 07-05 dated May 25, 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: A. As conditioned, the accessory residential unit serves the public interest by providing an alternative housing resource in a manner that is consistent with the goals, policies, and objectives of the City's Comprehensive Plan. B. The proposed use complies with development standards of the Port Angeles Municipal Code (PANIC), specifically Section 17.10 (RS-7 Zone), Section 17.96.050 (conditional use permit review), and Chapter 14.40 (Parking Ordinance). Department of Community and r-- --tic Development Staff Report May 25,2007 CUP 07-05 Cunningham Page 6 ATTACHMENT C COMPREHENSIVE PLAN GOALS,POLICIES,AND OBJECTIVES THAT SUPPORT DUPLEX DEVELOPMENT BY CONDITIONAL USE PERMIT IN THE RS-7 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 South Central Planning Area. The 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 Residential Goal A: "To guide current and future development within the City in a manner that provides certainty to its citizens about future land use and the flexibility necessary to meet the challenges and opportunities of the future." 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." Land Use Element Residential 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 1 - "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 Goal A - "To improve the variety, quality, availability, and affordability of housing opportunities in the City of Port Angeles. " Policy I - "The City should expand the residential land use options in the Zoning Code by classifying residential zones by allowed density rather than by housing types." Housing Element Goal B- "To participate with Clallam County and other entities in programs to increase the availability and affordability ofpublic assisted housing and rental units as well as other affordable housing opportunities." Policy 6- `Adequate low and moderate income housing opportunities should be provided within the Port Angeles Planning Area. " Transportation Element Policy B.14- "Off-street parking should be sufficient and accessible within business and residential areas to ensure that the tall c flow of the street is not impaired. " Economic Development Element Policy B.S- "The City should encourage the availability of housing that meets the needs of the entire spectrum of the community's workforce. Department of Community and r tic Development Staff Report May 25,2007 CUP 07-05 Cunningham Page 7 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 Residential Single Family(RS-7). The purpose and intent of this zone is: "This is a low density residential zone intended to create and preserve urban single family residential neighborhoods consisting of predominantly single family homes on standard Townsite-size lots. Uses which are compatible with and functionally related to a single family residential environment may also be located in this zone. " 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." 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. PARKING ORDINANCE PAMC 14.40.060(D) requires 2 off-street parking spaces per residential dwelling unit with a total requirement of four(4)for the proposal. The development will be required to provide the four parking spaces within the property boundaries. v � Vertical Damm—NA 171)6 Hom x 3 4 - . . T <S�-1�1 t ;x k i a ' ' .xm " } •. _ W This map is not intended to be used as a legal description. This map/drawing is produced by the City of PortAngelesfor its own use and purposes. Arm other tae o(this map/drawing shall not be the responsibilim of the Cin. Legend (5/7/2007) Sue Roberds-CUP 07 04 Page 1 From: Ken Dubuc D � C(� � � n(] To: Sue Roberds V D Date: 5/7/2007 9:57 AM Subject: CUP 07-04 MAY --$ 2007 Sue, CITY OF PORT ANGELES Dept.of Community Development The Fire Department has reviewed CUP 07-04 for Cunningham on Park Avenue. We have no comments or objections. Thanks, Ken t CITY OF PORT ANGELES NOTICE OF MAILING RE: ter. I, Sue Roberds state that on the 6vof4i42007, I 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 tlall. AFFIANT Subscribed to me this 1 day of M.a :t ,2007. •�pTARy ':�' ; NOTARY PUBLIC for the State of • MAR.�,200$ :z= Washington, residing in Port Angeles. �N.a ���� CITY OF PORT ANGELES NOTICE OF POSTING RE: I, Patrick Bartholick state that on the day of X2007, 1 posted 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, as amended, pr ty y posed. for a land use action. A GIANT Subscribed to me this day of _ 2007. ov R �i,, NOTARY PUBLIC for a State of \O P S• 0, ,i ��,.•••••••••.;F9 '%� Washington, residing in Port.Angeles. ` Q•�p1'AgY:N N :D(P.02-242008; Z 7 pL B LAG ',�� �F .......... \ C? `; 0p/11 WA N�`\\\`N CITY OF PORT ANGELES NOTICE OF DEVELOPMENT PROPOSAL AND PUBLIC HEARING NOTICE IS HEREBY GIVEN that on April 27, 2007,the City of Port Angeles Planning Commission received an application to allow an ACCESSORY RESIDENTIAL UNIT to be established in the RS-7 Residential Single Family zone. The application was determined to be complete on April 27, 2007. Interested parties are encouraged to review the application materials and provide written comment on the proposed amendments until May 18, 2007. Written comments will be considered in staff's recommendation regarding the proposal. Information may be reviewed at the City Department of Community & Economic Development, City Hall, 321 East Fifth Street, P.O. Box 1.150, Port Angeles, Washington, 98362. A public hearing will be conducted by the PLANNING COMMISSION on the proposal on MAY 23, 2007, 6 p.m., City Hall. Interested parties are invited to attend the meeting. City Hall is accessible to persons with disabilities. STATE ENVIRONMENTAL POLICE' ACT: It is expected that a determination of non significance (DNS) will be issued for the proposal per WAC 197-11-355 following the required review period that ends on May18, 2007. APPLICANT: PAULA CUNNINGHAM LOCATION: 631 E. Park Avenue For further information contact: Sue Roberds, (360) 417-4750 PUB: 5/4/07 POST: 5/1/07 MAIL: N1A-*//U7 T:ANOTICES\PCdev&publichearing.wpd 00 63010430360 063010430110 063U1U4JU12u ` 'r i 'ON L/JULI �"SAA-" CPR.IS E/ARLENE MOR TH III OUSING AUTHORITY LAM � �� 603 S F CI,S 03- VASHO_�� VAS HO S ORT ANG WA 98362 PORT ANG WA 98362 PORT ANGP WA 98362 63010430500063010430490 063010430510 .RLENE MORG 1Q��[ TRUDY RITTENHOUSE ROBERT/YAEKO SCHOTT' "27 E VA �AAVE610 WHIDBY ST 617 E VASHON AVE 'ORT ES WA 98362 . PORT ANGELES WA 98362 PORT ANGELES WA 98362 )63,010430330 063010430300 063010430335 ANDREW C/PATRICIA A SWINGLE CHARLES PARTRIDGE DANIEL O' SULLIVAN 1896 LOST MOUNTAIN RD 601 E PARK AVE. 604 VASHON ST EQUIM WA 98382 PORT ANGELES WA 98362 PORT ANGELES WA 98362 )63010439020 063010.439010 063010430520 tONALD/VALLE ) RIL GLORIA JEAN GARRETT JOSEPH TSCHIMPERLE 315 S C ��4 S ST 632 VASHON ST 624 VASHON ST ?ORT LES WA 98362 PORT ANGELES WA 98362 PORT ANGELES WA 98362 )63010430550 063010430530 . 063010430660 DAVID H/YVONNE PETERSON ROBERT KETTERLING. GEORGIA FRAKER 620 VASHON AVE 614 E VASHON AVE PO BOX 1275 ?ORT ANGELES WA 98362 PORT ANGELES WA' 98362 PORT ANGELES WA 98362 063010430320. 063010430140 063010430130 SEX CHARLES, JR / DOLORES BACCUS TR' BRIAN/MARILYN HICKMAN WILSON 611 E PARK AVE 900 BOYNTON AVE 2822 SW 169TH ST PORT ANGELES WA 98362 SAN JOSE CA 95117 BURIEN WA 98166 063010430640 063010430630 063010430610 PAULA CUNNINGHAM DOROTHY HOPKINS GENE/MURIELLE FULMER 6.31 E PARK AVE 627 E PARK AVE P O BOX 1574 PORT ANGELES WA 98362 PORT ANGELES WA 98362 PORT ANGELES WA 98362 063015120000 Senf UNITED STATES OF AMERICA Morganroth % NI_SQUALLY NAIL WILD REF 635 E. Vashon 627 E. Vashon OLYMPIA WA 98506 Port, Angeles, WA 98362 Port Angeles , WA 98362 Nevaril HACC 815 S. Chambers 2603 S. Francis Street Port Angeles, WA 98362 Port ANgeles, WA 98362 PENINSULA DAILY NEWS fiEll av'it of Publication In the Superior Court o� the State of Washington for Clallam/Jefferson County� . _........._____ ____ .... ..........___' CITY OF ORT ANGELES.1 } NOTICE ER&'- - ---__ ___ -_ -_____L--__- . / � �ITY OF PORT ANgELES � -PROPdSAL AND PUBLIC HEARING � pO 8OX 115O } wOTICs'JsHEREBY GIVEN' that on April 27. 20m the City of Port Angeles Plan,, ning Commission received: an application to allow an'- ACCESSORY RESIDENTIAE' :_UNIT to be est-ablished in 0— the RS-7 Residential Singl!E�'j---- Family,zone.The application�. aged to review the appli and prov written'comment on the pro" Li MayI.18,,2007.Written corn-., ri i,,Fifth;Street, Pb ' 98362.-A public hearing wilO be conducted by the PLANIZ-1 NING COMMISSION on "the', the meeting. City Hall is a6-` cessible to TATE ENVIRONMENTAE pected that a determination Of significance(DNS)wi I I be is- LOCATION '631 E'Park nue For further'information con oberds, (360),j 0. PuBi 82 t F L-1�b-1 i �-Ail� � � 0 � fNGELES. WASHINGTON, U. S. A. DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT Date: May 1, 2007 To: Trenia Funston, Public Works and Utilities Ken Dubuc, Fire Department From: Sue Roberds, Planning Manager Subject: Conditional Use Permit- CUP 07-04 Cunningham- 631 E. Park Avenue Please review the attached conditional use permit application proposing an accessory residential unit in the RS-7 Residential Single Family zone . Your departmental comments, conditions, or other issues by May 18, 2007, would be appreciated. Thank you. Attachments • � ,, ORT : NG ELES W A S H I N G T O N, U. S. A. May 1, 2007 MEMO To: Department of Ecology, SEPA Register From: Sue Roberds, Planning Manager Subj: Conditional Use Permit- CUP 07-04 DEPARTMENT OF Cunningham - 631 E. Park Avenue, Port Angeles COMMUNITY DEVELOPMENT Enclosed you will find a notice of development application and permit application including an environmental checklist in association with a conditional use permit to Mark Madsen Director allow an accessory residential unit in the RS-7 Residential Single Family zone. The 417-4501 application materials are being forwarded to you for review during the public comment period.The City will not issue a threshold deiennination until after the comment period Sue Roberds, which will end on May 18, 2007. This may be your only opportunity to comment on Planning Manager potential impacts of the application. 417-4750 Nathan West Written comments must be received bythe CityDepartment of Community&Economic Principle Planner Development,P.O.Box 1150,Port Angeles,Washington,98362,no later than May 18, 417-4751 2007. Please don't hesitate to contact this department if you have any questions. Scott Johns Associate Plainer Thank you. 417-4752 Jim Lierly , Building Inspector Sue Roberds, anning Manager 417-4816 Permit Technician Enclosures 417-4712 Patrick Bartholick Permit Technician 417-4815 ` APPLICATION FEES S- FOR OFFICE�USE/ONLY CUP: $500&$250(SEPA) Date Recd: 3 'I1G� File Number: Total $750 Aanumstrative cam--- CITY OF-PORTANGELES HTE Received by: l $Zoo & $loo SEPA CONDITIONAL USE PERMIT Total:$300 d.,A APPOCATION **IMPORTANT * PLEASE READ *�k Only completed applications will be accepted.To be considered complete,an application must include all of the following information: A completed application signed by the applicant and the property owner(if different than the applicant). A completed SEPA Checklist signed by the applicant. A vicinity map (showing the site in relation to surrounding properties) A site plan (accurately drawn at 1"=20' scale with complete dimensions showing all property lines, existing and proposed structures and parking spaces, setbacks and significant vegetation). Interior floor plans for each floor of any structure to be used for the proposed activity. RV/'A Exterior building elevations for each side of any building that will be constructed for the proposed use. Mailing labels and list of property owners within 300' of the proposed site. A list of the property owners may be obtained from the County Assessor's Office. TO Application fee. It is important to be accurate and complete with the information regarding all aspects of your project. The Planning Commission's decision and staff recommendation will be based on the information contained in this application, and will be limited to the proposal as presented. Changes to your project from what is submitted may result in the delay ofyourproject's review. Certain proposals are decided administratively such (retail stand permits, home occupations, and bed and breakfast uses). These permits do not require a public hearing process. Please do not hesitate to ask if you have any questions regarding the permit process, time periods, or restrictions of certain applications. Community Development Department personnel may be reached at 417-4750 between the hours of 8 a.m. and 5 p.m. Monday through Friday. NOTES: (For your use) Appl. # O 2— �2y APPLICANT/OWNER INFORMATION: Applicant: I'kU I-A :17 Address: Ga l Daytime phone#: -4 Applicant's representative(if other than applicant): Address: Daytime phone#: Property owner(if other than applicant): Address: Daytime phone#: PROPERTY INFORMATION: Street address: Legal description: —FN G®V LT2 ::SID TW IV ! U(�0 I'rl Zoning: f Qr Comprehensive Plan designation: Property dimensions: 2 . Property area(total square feet): Physical characteristics(i.e.,flat,sloped,vacant,developed,etc.): PROPOSED USE INFORMATION: Please describe the proposed conditional use: Col rQVEV�fi `I , tit �� + SU CTE- Number of employees: - Hours of operation: — Number of on-site parking spaces: _ Building area (total square feet of floor area for the proposed activity): �3S SIGNATURES: Applicant: I certify that all of the above statements are true and complete to the best.of my knowledge and acknowledge that wilful misrepresentation of information will terminate this permit application. I have read this application in its entirety and understand that my submittal will be reviewed for completeness. If found to be complete the application will be scheduled for the next available Planning Commission meeting. If not complete, when requested information has been received the application will be scheduled for the next available meeting. Signature ... ate L 2 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 so so Paula J. Cunningham 631 E. Park Avenue Port Angeles,WA 98362 457-6835 or 417-3418(work) 460-4374(cell) 452-4294(home) Studio Rental Apartment There are four bedrooms in the home. My two children have moved away. This project is to, remodel one bedroom/bath to provide a studio for rent. The studio has its own separate entrance. My target market is people who work several days a week in Port Angeles and don't want to stay in hotel/motels, or people moving to this area, and would like to stay here before buying a home. All work to be done is on the interior of the home. There are no changes to the exterior of the home. 1. Install new lock on exterior door. 2. Install door between home and rental studio 3. (laundry facilities to be shared). 4. Replace lock to outside door. 5. Install insulation on exterior walls. 6. Install insulation between rental studio and upper floor. 7. Install kitchenette with Energy Star appliances. 8. Install sink and exhaust fan. 9. Install insulating blinds. 10. Install CFL lighting. 11. Replace carpet with cork flooring. 12. Replace broken toilet with low-flow toilet. 13. Replace broken shower/bath fixture. 14. Install shower surround (currently just painted wall). 15. Install new ceiling fan. 16. Reconfigure closet shelving, to allow for future closet from owner's bedroom. m !t�!'7�RivP �t�a2 PL P Paula J.Cunningham r V 631 E.Park Avenue +� d Port Angeles,WA 98362 T 457-6835 or 417-3418(work) - -. p 6)PTW 460374(cell) I 7.ti . 452-4294(home) J Studio for Rent r T�-: There are four bedrooms in the home. My two children have moved away. This project is to remodel one bedroom/bath to provide a studio for rent --- �u C -� --- -- - - - ---- The studio has its own separate entrance. My target market is people who work several days a week in C - Port Angeles and don't want to stay in hotel/motels, or people moving to this area,and would like to stay here before buying a home. All work to be done is on the interior of the home. C I i In There are no changes to the exterior of the home. 3 1. Install new lock on exterior door. 2. Install door between home and rental studio 1 SQ 3. (laundry facilities to be shared). i -t_ 1 4. Replace lock to outside door. 5. Install insulation on exterior walls. `s ; 6. install insulation between rental studio and upperfloor. 7. Install kitchenette with Energy Star appliances. \ 8. Install sink and exhaust fan. C O n 9. Install insulatingblinds. OU 10. Install CFL lighting- 11. 11. Replace carpet with cork flooring. _ 12.Replace broken toilet with low-flow toilet. 13. Replace broken shower/bath fixture. 14. Install shower surround(currently just W W painted wall). I 15. Install new ceiling fan. 16. Reconfigure closet shelving,to allow for - future closet from owner's bedroom. i GJr�r�l��ffJ97M Uteri r"Da`'1 Mice' This sketch is provided by Olympic Peninsula Title Company, without charge, for your �J information. It is not intended to show all matters related to the property including, but not limited to, area, dimensions, easements, encroachments, or location of boundaries. It is not 1k part of, nor does it modify, the property profile,the commitment,or policy to which it is attached. Olympic s..., �r Peninsula Title Company assumes NO LIABILITY for any matter related to this sketch. Reference should be made to an accurate survey for further information. w J 1 0¢3070430830 063010430640. . 083010430730 66307: E ` IN N Y t ' { {gyp •�; y Y' Wednesday,Apr 07, 2004 05:14 PM SCHEDULE C ORDER NO. : 01078272 THE LAND REFERRED TO HEREIN IS SITUATED IN THE COUNTY OF CLALLAM, STATE OF WASHINGTON, AND DESCRIBED AS FOLLOWS : THAT PORTION OF GOVERNMENT LOT 2 IN SECTION 10, TOWNSHIP 30 NORTH, RANGE 6 WEST, W.M. , DESCRIBED AS FOLLOWS : BEGINNING AT A POINT ON THE SOUTH LINE OF SAID LOT 2 , 165 . 5 FEET WESTERLY FROM THE MONUMENT WHICH IS AT THE SOUTHWEST CORNER OF MT. ANGELES VIEW HOUSING PROJECT, ACCORDING TO THE PLAT THEREOF RECORDED ON PAGE 56, VOLUME 4 OF PLATS, RECORDS OF CLALLAM COUNTY, WASHINGTON; THENCE SOUTH 870 47 ' 53 " WEST ALONG'SAID SOUTH LINE 89 . 5 FEET; THENCE NORTH 00 51 ' EAST 167 . 5 FEET; THENCE NORTH 870 47 ' 53" EAST 89 . 5 FEET; , THENCE SOUTH 00 51 ' WEST 167 . 5 FEET TO THE POINT OF 'BEGINNING; EXCEPT THE SOUTH 30 FEET AS CONVEYED TO CLALLAM COUNTY FOR ROAD BY DEED RECORDED JUNE 14, 1954 , UNDER AUDITOR' S FILE NO. 280646 . SITUATE IN CLALLAM COUNTY, STATE OF WASHINGTON. END OF SCHEDULE C s • „��s, aJ 9�C+ ' .�•• �® till ��! I ® �� � 1 3[.+? ..`. BET �llll 11« 11111ME tl �lam ME f ;ill X111AN � JIMN MalmoARM 1g �s � a® ' 6r /N 7E7A/OK FLOW;?.- 7 UA-N n Paula J.Cunningham 631 E.Park Avenue 7C Port Angeles,WA 98362 f T �o A� 457.6835 or 417-3418(work) - 5 460-4374(cell) ' 'b 452-4294(home) 1 Studio for Rent 1' ' X r1, �: There are four bedrooms in the home. My two '�. I ' children have moved away. This project is to remodel one bedroom/bath to provide a studio for rent The studio has its own separate entrance. My target C market is people who work several days a week in Port Angeles and don't want to stay in hotellmotels, -- --or people moving to this area,and would Ilse to stay here before buying a home. All work to be done is on the interior of the home. There are no changes to the exterior of the home. a 1. Install new lock on exterior door. 2. Install door between home and rental studio I, 3. (laundry fac:alities to be shared). ' —j- 4. Replace lock to outside door. r 5. Install insulation on exterior walls. ' 6. Install insulation between rental studio and upper floor. _ 7. Install kitchenette with Energy Star appliances. 8. Install sink and exhaust fan. OG -11 \� 9. Install insulating blinds. C �J - 10. Install CFL lighting. r- 11. Replace carpet with cork flooring. 12. Replace broken toilet with low-flow toilet. - _ - 13. Replace broken shower/bath fixture. 14. Install shower surround(currently just painted wall). 15. Install new ceiling fan. 16:Reconfigure closet shelving,to allow for future closet from owner's bedroom. -rvtaV-,) RG7Q-rA-e.._ Use ir -- --a