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HomeMy WebLinkAboutPC Agenda Packet 2019-02-20 REVISED AGENDA PLANNING COMMISSION 321 East Fifth Street February 20, 2019 6:00 p.m. I. CALL TO ORDER & ROLL CALL II. CHANGES TO THE AGENDA III. PUBLIC COMMENT IV. APPROVAL OF MINUTES Regular meeting of January 23, 2019 V. ACTION/DISCUSSION ITEMS/OTHER BUSINESS 1. Action Item: Façade Grant Application No. 19-02 – Storm King Crossfit, 224 East 1st Street 2. Discussion Item: 2019 Comprehensive Plan Amendment Draft Review – Land Use Elements + Land Use Map VI. STAFF UPDATES VII. REPORTS OF COMMISSION MEMBERS VIII. ADJOURNMENT MINUTES PLANNING COMMISSION City Council Chambers Port Angeles, Washington 98362 January 23, 2019 6:00 p.m. REGULAR MEETING PLEDGE OF ALLEGIANCE Chair Schwab opened the regular meeting at 6:00 p.m. ROLL CALL Commissioners Present: Mel Messineo, Pamela Hastings, Duane Morris, Andrew Schwab (Chair), Steven Hopkins (Vice-Chair), Amy Powell, Benjamin Stanley, City Staff Present: Allyson Brekke (Director) Ben Braudrick (Assistant Planner) Public Present: John Ralston PUBLIC COMMENT: None. Chair Schwab closed public comment. APPROVAL OF MINUTES: Commissioner Hopkins moved to accept the minutes from January 9, 2019 meeting. Commissioner Hastings seconded the motion. Chair Schwab called for a vote. All were in approval. Chair Schwab moved the Staff Updates and Reports from Commissioners ahead of the Action Items on the Agenda. STAFF UPDATES Director Allyson Brekke updated the Commission on the Housing Needs Assessment process and notified them of a presentation planned by the Consultant, Beckwith & Associates, to the City Council at their regularly scheduled meeting on February 5th. REPORTS OF COMMISSION MEMBERS Chair Schwab February 6th meeting the Mayor concerning housing. He asked staff whether staff had been directed to review the Comprehensive Plan Land Use Map as a part of the direction by Council to eliminate redundancy and increase readability. Chair Schwab stated that he felt that changes to the Land Use map would go beyond limited time constraints concerning submission to the Department of Commerce required notice. Director Brekke reminded the Commission that mapping revisions would very much require a public process to allow for public input on any proposed changes. Planning Commission Minutes January 23, 2019 Page 2 ACTION ITEMS 2019 Comprehensive Plan Amendment Draft Review –Capital Facilities and Land Use (Commercial and Industrial Sections) Elements: Commissioner Hastings gave an overview of her 2nd draft changes to the Capital Facilities Element’s second round of revisions based on the Commission’s feedback at the previous meeting. Discussion followed. The Commission accepted the changes discussed. Commissioner Stanley gave an overview of his changes for Land Use (Commercial and Industrial Sections) Element. Discussion followed and feedback was given to Commissioner Stanley for the second draft of the Element. ADJOURNMENT Commission made a motion to adjourn. The motion passed 7-0 all in favor. The meeting adjourned at 8:05 p.m. Ben Braudrick, Secretary Andrew Schwab, Chair PREPARED BY: Ben Braudrick, Secretary TO: Planning Commission FROM: Ben Braudrick, Assistant Planner MEETING DATE: February 13, 2019 RE: Façade Grant Application for Storm King Crossfit (Grant No. 19-02) APPLICANT: Sean Johnson, 1221 Dutch Drive, Port Angeles, WA 98363 OWNER: Same as Applicant LOCATION: 224 East 1st Street, Port Angeles, WA 98362 RECOMMENDATION: Staff recommends the facade grant award amount of $20,625.00 should City Council approve the extension of the 1st Street redevelopment corridor, or the maximum 10,000.00 if they do not, toward the demolition and reconstruction of the entire street facing façade, including: removing and replacing the swinging wooden garage doors with a new entryway and glass roll-up garage door, replacement of all siding and windows, installation of a shed roof form and repainting of the building located at 224 East 1st Street (Grant No. 19-02). PROJECT SUMMARY Sean Johnson is requesting funding for the demolition and reconstruction of the entire street facing façade, including: removing and replacing the storm doors with a new entryway and roll- up garage door, replacement of all siding and windows, installation of a shed roof form and repainting the building located at 224 East 1st Street (Grant No. 19-02). The applicant is requesting these funds as part of a larger effort to redevelop the warehouse structure to modern standards in order to accommodate a CrossFit business with accessory retail and office space. A more in depth description of the proposed work and its intended outcome can be found in “Attachment A” to this document. The desired end result of this proposal is to have an attractive street facing entrance that meets all needs of the proposed business. STAFF ANALYSIS The Community Façade and Sign Improvement Program was authorized by the City Council through the passing of ordinance #3476. This authorization is represented in Chapter 2.80 of the Port Angeles Municipal Code. The Program will provide a grant for funding of façade improvements that will enhance the physical appearance, accessibility, and overall value of individual buildings as well as the surrounding downtown area. In evaluating proposals for funding, Staff reviewed the “Evaluation criteria and prioritization” of Section 2.80.110: Storm King Crossfit at 224 East Front Street, No. 19-02 February 13, 2019 Page 2 1. Private contribution over and above the required match; Staff Analysis: Per the submitted budget, the applicant is providing the required 50 percent match. The project is located in the previously designated redevelopment area along 1st Street between Laurel and Race Streets. A redevelopment area allows an applicant to request above the $10,000 maximum grant amount. Should City Council approve the extension of the 1st Street redevelopment corridor at their regularly scheduled February 19th meeting will enable the applicant to provide 50% of the proposed $41,250.00. The applicant is ready to begin work during as soon as the grant approval process is complete. 2. Present condition of existing façade: Staff Analysis: As seen in Figure 1, the existing façade is in an unappealing condition. The façade itself was part of a warehouse and it is fairly innocuous with the exception of a portion being rounded. The proposed changes will assist in brightening up the public space along the 1st corridor between Lincoln and Chase Streets. 3. The buildings overall public visibility; Staff Analysis: The building is highly visible along the 1st Street corridor. 4. Expected increase in assessed value of improvement; Staff Analysis: The improvements to the structure are extensive in order to accommodate for the change in use and will undoubtedly increase the assessed value of the structure. 5. Historic Preservation; Staff Analysis: City records for the structure date back to 1976. It is likely that the building predates historic designation requirements. Many changes have been made to the structure over that period of time that likely disqualify it from state and national historic designation. Figure 1: Current Structure–North Elevation Storm King Crossfit at 224 East Front Street, No. 19-02 February 13, 2019 Page 3 6. Context in the block or neighborhood; Staff Analysis: The structure has a unique shape along the 1st Street corridor and fills the entire frontage of the lot. The changes being proposed will provide more public access and human scale to the façade. 7. Benefit partner projects on same block; Staff Analysis: There have been two recent façade grant awarded on this section of the 1st Street corridor: 1. FSG 18-02 – Mixed use building at 511 East 1st Street 2. 17-04 – TAFY at 826 E 1st Street FINDINGS, CONDITIONS & CONCLUSIONS Staff determines the following findings based on Staff’s review of the Program’s criteria: Findings 1. The Façade Grant (Application No. 19- 02) was submitted by Sean Johnson to the Department of Community and Economic Development on January 23, 2019. 2. The location of the work proposed is 224 East 1st Street. 3. The project site is located within the CA, Commercial Arterial zone. 4. The grant request includes the complete remodel of the front facade, including: a. Replacement of eastern garage entry with a glass roll-up door b. Replacement of all windows and doorways Figure 2: Proposed Changes–North Elevation Figure 3: Proposed Changes–West Elevation Storm King Crossfit at 224 East Front Street, No. 19-02 February 13, 2019 Page 4 c. Installation of shed roof form over the front entrance d. Replacement of all siding e. Repainting of the facade 5. The application was reviewed by Planning Division Staff under the Façade and Sign Grant Program criteria, as included in Chapter 2.80 of the Port Angeles Municipal Code. 6. The applicant is requesting $10,000.00 toward façade improvements valued no more than $41,250.00. Should City Council approve the extension of the 1st Street redevelopment corridor, the applicant will have 50% of the project total available for grant funding. This total is $20,625.00 7. The request will be heard by the Planning Commission at the regularly scheduled meeting February 13, 2019. Conclusions Based on the findings above, Staff makes the following conclusions: 1. Grant Application No. 19-02 is found to provide for façade improvements that will enhance the physical appearance and overall value of the 1st Street redevelopment corridor. 2. Grant Application No. 19-02 is found to meet the grant program’s criteria as included in Section 2.80.110 of the Port Angeles Municipal Code. 3. Therefore, Staff is recommending support of approval of the grant proposal with conditions of approval that outlines the requirements of the final award of funding. Conditions Based on Staff’s finding and conclusions, the following conditions are placed on this grant application approval: 1. Upon the date the Planning Commission’s approval, the applicant may proceed with the expenditures detailed in the application. 2. The applicant shall sign a grant contract with the City of Port Angeles for the reimbursement of a maximum amount of $20,625.00 for façade improvements if the 1st Street redevelopment corridor is approved by the City Council. If the corridor is not extended, the maximum will be $10,000.00. The applicant will be given 180 days to submit reimbursement of expenditures associated with the approved grant proposal as of the Planning Commission action. If progress on the project can be demonstrated, the applicant may request one 180 day extension of the contract. 3. Prior to contract signature, signed letters from the proposal’s property owners granting consent to the mural work on their property shall be provided to the Planning Division. The letters should indicate the acceptance of the 5 year requirement to preserve the grant work (Per standard contract language). Storm King Crossfit at 224 East Front Street, No. 19-02 February 13, 2019 Page 5 4. The applicant shall submit invoices for total reimbursement with a coversheet detailing each invoice number, amount, and type of payment and not exceeding the awarded grant amount. Reimbursement by the City will occur within 30 days of submission. 5. Prior to reimbursement, the property must be available to Staff for a site visit on the property confirming the work was done according to the approved grant application. 6. All City required permits shall be submitted and approved prior to construction. 7. Any labor performed in association with the grant proposal over $2,000.00 must meet federal prevailing wage standards. ATTACHMENTS A. Application materials FSG APPLICANT AND PROPERTY OWNER INFORMATION FACADE AND SIGN GRANTAPPLICATION Department of FSc l2- o? N,/321E. 360.417.47 N 23 2019 -:: Applicant Name Mailing Address 22t f'- Contact Name (or SAME)?"*\ A *. q\es . (,uA ?gr6J UContact Phone Num Emaill-Lc Property Owner Name es Mailing Address t),2\ D*-[-þs Property Owner Phone Nu %o67ct-5¡01 -{ l, the Contact, have read the Facade and Sign Grant lnformation and Award Cover Sheet Handout and understand both the grant award process and required application materials for submission approval. Business Name , 6L"u f,.i*. Cr.rss F'\7po Business Address: 22_q \):, v F,L.,'"q<.-l[-a- lz - ftr>l ?o"tr 4*{6r^r,+,ft362 Business Type/Description ( BUSINESS INFORMATION PROJECT INFORMATION lmprovement Type K facade Grant tr Sign Grant Brief Project Description: 6-"-eàúr+fiprg Start - ?c:t1 (v\4-.rq'yrt".Åer,, End Date ,6-l- ¿ö11 ,.1) 4v b-,14 iv )- Project cost: l25K - \?lK Total Funding requested: v fr> K (Facade: not io exceed 1 0k and Sign: not to eiceed t k¡ The owner(s) of the above property is fully aware and agree to all proposed improvements described in grant application. Applicant must have to project proposalapproved by property owner(s) Applicant's Signature oate: iA-16-lL PROPERW OWNER CONSENT (tF NOT THE APPLICANT) Property Owner's Signatu any s^6. 12.16*12 Page 6 ATTACHMENT A FSG FSG FACADE & SIGN GRANT APPLTCATION CHECKLIST 321E.5th Street, Port Angeles, WA 98362 360.417.4750 | www.cityof pa.us I ced@cityofpa.us An application w¡ll NOT be considered complete until all element have been completed in the following checklist. Gheck all that apply: plication Form Project Narrative explaining need for improvement and what is being im P udget Details: Cover page including Wl ndividual Elements (Windows, Paint, Facia, etc.) and MaterialsSeparating Labor I Project Cost without Tãx Contractor Estimates f, e.fore Color Photograph or rendering of each proposed building e improvement. After Renderings with all work completed Any engineering documents involved in project (lf Applicable) Page 5 Project Narrative SeanandDawn Properties LLC recently purchased a commercial building located at224 E. Frist St. The history of this building is hard to determine fact from fiction. We know it's an old building, but no one can tell us the exact age. We have heard the building was once a Rolls Royce repair shop or possibly a Studebaker repair shop. Sean Johnson and Dawn Mason purchased the building because the Peninsula Daily News recently told us they want their warehouse back that houses our business Storm King CrossFit. Our desire for the 2248. Frist St property is to renovate the exterior and interior fully and move Storm King into the space. Then renovations are being carefully considered to highlight the historical features of the building while modernizing the building as needed. Overall project renovation cost are still being calculated, at this time we're est¡mating the cost will be between S125,000-51-75,000. This price includes foundation repair, new façade, renovating the entire exterior, new front retail space, new roof, new drain lines, all new water and electrical lines, sprinkler system, and more. The cost to renovate the front façade is set at S¿t,250. th¡s includes removing the current double doors and replacing them with shiplap wall with an entrance into the main space and a roll-up glass garage door. We will be keeping the curved character of the front façade and enhancing it by raising a part of the roof and replacing windows. The finishes of the façade will be industrial modern with wood and metal accents. Façade Budget Demo Labor s1,500.00 Waste Removal ssoo.oo Framing Labor S3,ooo.oo Materials s6,ooo.oo Sidine Labor s3,ooo.oo Materials S4,ooo.oo Windows sLo,ooo.00 Doors s6,000.00 Paint s3,ooo.oo Electrical Ssoo.oo 10% Overrun S3,75o.oo Pre Tax Total S41,250.00 Material list includes, but is not limited to: Framing Doors, Windows, Rollup Door, Electrical Cabling, Shiplap, MetalSiding, Exterior Lights, Wood Trim, Paint. ilNORTH ELEVATION-- il *IIïr.J-tr l/a' - 1'-O' 4.,,'ì ) a Planning Commission amendment recommendation to the Comprehensive Plan: Land Use Element 1 |Land Use Land Use Element The Land Use Element establishes City policy regarding how land may be developed. This element and its Future Land Use Map (Figure 3.01) establishes the following six comprehensive plan land use categories: ▪ Low Density Residential ▪ Medium Density Residential ▪ High Density Residential ▪ Commercial ▪ Industrial ▪ Open Space. These categories and their associated areas are configured in coordination with a wide range of planning considerations including population projections and a developable lands inventory, per GMA requirements. Details on these factors may be found in Appendices A and C. Together, the goal and policy framework presented in this element provides direction in realizing Port Angeles' long-range vision regarding land use - including optimizing the city's relationship with its setting; supporting safe, attractive and character- rich neighborhoods; creating a more dynamic, successful downtown; and supporting a wide range of recreational opportunities available to the entire community. Objectives related to Land Use goals and policies are included in Chapter 11, Implementation. Land Use Categories These land use categories are described below and located on the Future Land Use Map. Low Density Residential (Up to six units per acre) The Land Use Map identifies three separate categories of residential developmentland use. The first category is Low Density Residential, which allows an overall residential density of a project or property to range up to 6 units per acre. The high majority of residentially designated property in the City will be of this designation. It is intended primarily to accommodate for the development of single family homes. It also allows for the development of accessory residential units and duplexes in accordance with zoning regulations. Medium Density Residential (Up to 14 units per acre) The primary intent of this designation is for the development ofThis category encourages property development involving multiple residential units, projects including but not limited to duplexes, townhouses, condominiums, and apartments at a density no less than 4 units per acre and up to 14 units per acre. High Density Residential (Up to 40 units per acre) The primary intent of this designation is forThis category encourages development at a density no less than 10 units per acre and up to 40 units per acre. It and is intended for areas where a higher concentration of residents is compatible with the surrounding area and uses. Planning Commission amendment recommendation to the Comprehensive Plan: Land Use Element 2 |Land Use Condominiums and apartments, are the most common types of building designs appropriate for this category. An exception is made for existing motel or hotel units to be converted to residential units at a density greater than 40 Units per Acreacre). Commercial The Land Use Map contains one commercial category, thus providing maximum flexibility to the City's Zoning Ordinance in regulating the types of commercial uses and theirallowed in permitted locations under the City’s Zoning Ordinance. Industrial The Land Use Map also designates only one industrial category, thus again providing maximum flexibility to the City's Zoning Ordinance in regulating the types of industrial uses and theirallowed in permitted locations under the City’s Zoning Ordinance. Open Space The Open Space category includes specifies areas of the City that containwith unique or majorsignificant physical featuresopen space, such as marine shorelines, bluffs, ravines, major streams, wetlands, critical wildlife habitat, and other natural areas deemed of significant importantce to the community. This category also includes developed parks and recreational usesspaces. The development of natural open space areas should be limited to only that which is necessary and does not minimize degradatione of the significance of the arearemaining natural open space. Planning Commission amendment recommendation to the Comprehensive Plan: Land Use Element 3 |Land Use Goal G-3A To guide current and futureland development within the City in a manner that balances providinges certainty to its citizens about future land use and allowing the flexibility necessary to meet theadapt to future challenges and opportunities of the future. Policies P-3A.01 The Use the Comprehensive Plan Land Use Map should be used as a conceptual guide for when making alldetermining current and long-range zoning and other land use decisions, including all land use decisions and approvals made by City Council and/or any of its appointed Commissions, Boards, or Committees. The map's land use designations are intended to show areas where general land use types are allowed. The area between land use designations should be considered an imprecise margin in order to provide flexibility in determining the boundary of such areas. When determining appropriate zoning designations for an area near a margin, the goals, policies and objectives of the Land Use Element should take precedence. P-3A.02 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. P-3A.03 The City should investigate the value and utility of form-based codes, either as applied to the entire City or to specific areas within the City. P-3A.04 All development within the City should be encouraged to utilizeUse low impact development techniques and BMPs, where feasible in new land development. P-3A.05 The City should cConsider the projected climatic change impacts and adaptation strategiesclimate and environmental impacts, such as carbon emissions, when enabling new land development. contained in the Climatic Change Preparedness Plan for the North Olympic Peninsula, September 2015. G3-A Redundancies/Ideas for Policy Adherence P-3A.03 Investigate the value and utility of form-based codes, either as applied to the entire City or to specific areas within the City, to accomplish Comprehensive Plan goals. P-3A.05 Use the Climatic Change Preparedness Plan for the North Olympic Peninsula, September 2015, when considering the projected climate change impacts and relevant adaptation strategies associated with new development. Commented [BS1]: Combined with P-3A.01 Commented [BS2]: Moved because it is too specific, and too divergent with current structure of City's zoning. Commented [BS3]: This was split into general policy (considering climate change) and specific policy (using a specific report to determine climate change strategies). Planning Commission amendment recommendation to the Comprehensive Plan: Land Use Element 4 |Land Use Planning Commission amendment recommendation to the Comprehensive Plan: Land Use Element 5 |Land Use Residential Goals & Policies Goal G-3B1 To have a community whereensure residential land use and development and use of the land are done in a manner that is compatible with the environment, the characteristics of the use and the userswith existing uses and residents, and with the desired urban design of the City. Policies P-3B.01 Provide Uurban services should be available forto all residential areas, as required by the Capital Facilities Element concurrency policy. P-3B.02 Ensure that sSingle family lots should beare of reasonable shape and should have access provided by a collector arterial, local access street, or an alley. P-3B.03 Large lots should allow for future subdivisions at the densities permitted for the zone in which they are located. P-3B.04 Design streets and circulation patterns in Aall new residential developments should be designed with the provisions ofto encourage enable fire protection and service vehicle access as key factors in street design and circulation pattern. P-3B.05 For efficient circulation,Encourage street improvements and acquisition of rights-of-way should be obtained and improvements made to further the grid street pattern in the central “tTownsite” area of the City. Permit Ccul-de-sacs and curvilinear streets in outlying areas subject to low impact development standards may be permitted when designed as an integral part of the in conjunction with the main major grid street patterngrid in the outlying areas of the City, where low impact development standards apply. P-3B.06 Encourage All residential developments should be encouraged to preserve and capitalize on existing unusual, unique, and interesting natural, historic, archaeological, and/or cultural features, should preserve and utilizeincluding promotion of native and drought tolerant vegetation and , should utilize and preserve scenic views., Ensure that design of new residential development should maximizes southern exposures and solar efficiency, should offer protectionprotects from prevailing winds, and should be designed to minimizees energy use. P-3B.07 Planned Residential Development techniques should eEmphasize the overall density of the development rather than minimum lot sizes when planning new residential development. G3-B Redundancies/Ideas for Policy Adherence Commented [AP4]: I think encourage is not strong enough a word Commented [AP5]: No need for ‘drought tolerant plants if you are preserving & capitalizing Commented [AP6]: , Commented [AP7]: If you design for southern exposure and solar and wind efficiency Planning Commission amendment recommendation to the Comprehensive Plan: Land Use Element 6 |Land Use P-3B.03 Ensure that large lots allow for future subdivisions at the densities permitted for the zone in which they are located. Planning Commission amendment recommendation to the Comprehensive Plan: Land Use Element 7 |Land Use Goal G-3C To have create and maintain a fulfilling and enjoyable community of viable districts and neighborhoods with a variety of residential opportunities for personal interaction, fulfillment, and enjoymenttypes, that are attractive to people of all ages, characteristics and interests. Policies P-3C.01 Employ the district and neighborhood concept when developing Rresidential 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 the most healthy, viable districts should beare composed of residential uses of varying densities, which and may be augmented, by subordinate andother 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 residential district sdevelopment and enhancement. A neighborhood should be primarily composed of low, medium, or high density housing. P-3C.02 Medium and high density housing should be located in areas of the community most suitable for such uses, based on existing services, public facilities, and transportation. P-3C.03 Ensure Mmedium and high density housing should beis served by arterial streets of sufficient size in order to satisfy traffic demand and to lessen neighborhood traffic congestion. P-3C.04 Medium and high density housing could be a transitional use between different land uses, provided such other uses would not adversely impact the residential nature of the housing. P-3C.05 Apply Mmedium and high density housing policies should apply to mobile home parks. P-3C.06 Treat Mmanufactured homes that meet current state regulations should be treated as site constructed housing for zoning purposes. P-3C.07 The City should eExpand housing opportunities in the Central Business District for all income levels, with an emphasis on providing additional moderately priced owner-occupied units. G3-C Redundancies/Ideas for Policy Adherence P-3C.02 Locate medium and high density housing in areas of the community most suitable for such uses, based on existing services, public facilities, and transportation. Commented [BS8]: Some language is deleted here due to unclear intent and relevance to the main point. Commented [BS9]: Moved - too redundant with existing land use map and zoning Commented [BS10]: Moved - too redundant with zoning Planning Commission amendment recommendation to the Comprehensive Plan: Land Use Element 8 |Land Use P-3C.04 Consider medium and high density housing as a transitional use between different land uses, provided such other uses would not adversely impact the residential nature of the housing. Planning Commission amendment recommendation to the Comprehensive Plan: Land Use Element 9 |Land Use Commercial Goals & Policies Goal G-3D To create and maintain a healthy and diverse commercial sector for a balanced and stable local economy. Policies P-3D.01 The City should eEncourage the recruitment of new, and the retention of existing commercial developments and businesses, which are consistent with the goals and policies of this Comprehensive Plan. P-3D.02 Allow Ppublic uses such as government offices, public service buildings, and other public and quasi-public facilities and services should be allowed in commercially designated areas. P-3D.03 The City should vacate rights-of-way to facilitate retention of existing businesses and location of new businesses where land assembly is necessary to achieve the desired urban design of the City. P-3D.04 The City should consider potential environmental consequences, such as greenhouse-gas emissions and carbon footprints, when encouraging new commercial developments and businesses. G3-D Redundancies/Ideas for Policy Adherence P-3D.03 Provide flexibility in the use and legal transfer of City-owned property to facilitate retention of existing businesses and location of new businesses in situations where combining multiple neighboring land parcels under one ownership is necessary to achieve the desired urban design of the City. Commented [BS11]: Moved to below section and edited - too specific and related to niche circumstances that should be better elaborated. Commented [BS12]: Eliminated and combined with Policy P 3A.05 above due to redundancy. Planning Commission amendment recommendation to the Comprehensive Plan: Land Use Element 10 |Land Use GoalG-3E To provide shopping opportunities areas which meeting the needs of all City residents and visitors in safe, usable shopping areas that are safe, compatible with the surrounding area andland uses and urban design goals, and congruent with the environmental goals, and the desired urban design of the City. Policies P-3E.01 Urban services should be available for all commercial areas as required by the Capital Facilities Element concurrency policy. P-3E.02 New commercial developments should follow a cluster configuration rather than a strip pattern. P-3E.03 Mitigate the impacts of Ccommercial development should buffer its impacts on adjacent residential usesproperties, including the use of site design elements. Where commercial development is adjacent to residential uses, the commercial development should incorporate elements in the site design to that soften the impacts on the residential uses. P-3E.04 Service access may overlap with parking areas to minimize impervious area. Service areas should be sSeparated vehiclefrom and pedestrian areas in commercial land uses wherever and whenever possible to accommodate vehicular traffic and pedestrian safety. P-3E.05 New Comprehensive Plan commercial area designations should not be located along the alternate local cross-town route or the cross-town truck route. P-3E.06 Locate District shopping areas should be located at the intersections of arterial streets of sufficient size to satisfy traffic demand and at the boundaries of neighborhoods so that more than one neighborhood may be served. P-3E.07 The City should allow neighborhood shopping nodes in residentially designated areas as long as they are in accordance with the planning area/district/neighborhood land use concept and as long as they do not encourage traffic from outside the neighborhood or increase traffic congestion within residential neighborhoods. P-3E.08 The City should identify neighborhoods lacking nearby accessible services. P-3E.09 The City should identify locations to develop small commercial opportunities in neighborhoods. G3-B Redundancies/Ideas for Policy Adherence Commented [BS13]: Eliminated due to redundancy with Capital Facilities element Commented [BS14]: Moved due to unclear intent. Commented [BS15]: This is eliminated due to unclear meaning. Commented [BS16]: Moved - too specific about built environment Commented [BS17]: Moved - too specific. Commented [BS18]: Moved - too specific Commented [BS19]: Moved - too specific Planning Commission amendment recommendation to the Comprehensive Plan: Land Use Element 11 |Land Use P-3E.02 Follow a cluster configuration rather than a strip pattern in new commercial developments. P-3E.05 Do not locate new commercial land uses along the alternate cross-town truck route. P-3E.07 Allow neighborhood shopping nodes in residentially designated areas as long as they are congruent with the Comprehensive Plan Land Use Map and as long as they do not encourage traffic from outside the neighborhood or increase traffic congestion within residential neighborhoods. P-3E.08 Identify neighborhoods lacking nearby accessible services. P-3E.09 Identify locations to develop small commercial opportunities in neighborhoods. Commented [BS20]: What does "cluster configuration" mean? This is segregated due to unclear intent. Commented [BS21]: I would support eliminating this point, under the idea that it is proposing a land use designation that is separate from established zoning maps and laws. Planning Commission amendment recommendation to the Comprehensive Plan: Land Use Element 12 |Land Use Goal G-3F To provide a pleasant, safe, and attractive shopping environment in the traditional downtown waterfront area which providesincluding a wide variety of shopping, dining, entertainment, arts, culture, and housing opportunities for visitors and residents alike. Policies P-3F.01A Guide Ccommercial development in the traditional downtown should to reemphasize its waterfront location and historic heritage. P-3F.01B , should be oOriented the design of commercial development in downtown around to pedestrian travel,s and tourist enjoymentts, and should provide maximum enjoyment of the environment and public amenities as well as protection from adverse weather conditions. P-3F.02 The City should continue to pActively promote improvements to the traditional downtown area, through beautification projects and in cooperation with downtown business merchants. P-3F.03 Residential uses should be eEncouraged residential units for in the downtown area as part of a mixed-use development concept, including live/work spaces. The City should encourage the development of live/work spaces in the downtown area while eEnsureing that the downtown physical environment of is amenable todowntown residential development is compatible with housing uses by minimizing traffic impacts, maintaining security, and providing and maintaining amenities. P-3F.04 The City should work with the Port Angeles Downtown Association and all interested parties to develop urban design review guidelines that facilitate architectural elements/features, which should encourage complimentary and aesthetically pleasing new development in the Central Business District (CBD). G3-B Redundancies/Ideas for Policy Adherence P-3F.04 Work with the Port Angeles Downtown Association and all interested parties to develop urban design review guidelines that specify complimentary and aesthetically pleasing architectural elements/features and encourage new development in the traditional downtown area. Commented [BS22]: Moved - too specific, compliments 3F.02 Planning Commission amendment recommendation to the Comprehensive Plan: Land Use Element 13 |Land Use Industrial Goals & Policies Goal G-3G To create and maintain a healthy and diverse industrial sector for a balanced and stable local economy. Policies P-3G.01 The City should pDevelop and promote a cooperative intergovernmental plan for comprehensive development of industrial infrastructure and amenities to attract and support light and heavy industry. P-3G.02 Allow Ooffice, commercial, and limited work/livelive/work uses should be allowed in specifically designated industrial areas. Encourage live/work environments for art or media- based cultural activities that are consistent with and avoid impact on neighboring industrial uses. P-3G.03 The Consider the William R. Fairchild International Airport should be considered an essential public facility, as referenced in Appendix B (Clallam County-Wide Planning Process). G3-G Redundancies/Ideas for Policy Adherence Planning Commission amendment recommendation to the Comprehensive Plan: Land Use Element 14 |Land Use Goal G-3H To provide opportunities for industrial development in a manner, which efficiently uses the community's various attributes and natural resources and physical environment, has minimal impact on the natural environment, contributes to the City's quality of life, and is compatible with the desired development patterns of the City. Policies P-3H.01 Ensure provision of Uurban services should be available forto all industrial areas, as required by the Capital Facilities Element concurrency policy. P-3H.02 Develop Iinfrastructure in industrial parks, including transportation, utilities, and aesthetic improvements, which makes sites attractive andthat encourages immediate development according to ready to develop, including transportation facilities and utilities, should be available at industrial parks. Industrial development should be encouraged to follow industrial park design concepts. P-3H.03 Ensure that Iindustrial areas should buffer their impact to mitigate nuisances and hazardous characteristics such as noise, particulate matter in the air, water, or odor pollution, or objectionable visual material. P-3H.04 Industrial activity should be located in three major areas: adjacent to the harbor, around the airport, and along Highway 101 west of Benson Road. P-3H.05 Because they are hazardous to the community and detrimental to the general environment of the area Do not permit petroleum refineries, liquefied natural gas and liquefied petroleum gas facilities, and energy facilities, energy plants and their associated facilities and associated transmission facilities(, as defined in Chapter 80.50 RCW), should not be permitted outside the heavy industrial use area and without conditional use review. These facilities are hazardous to the community and detrimental to the general environment of the area. P-3H.06 The City should dDiscourage the siting of incompatible land uses incompatible with airport related uses and other neighboring land uses adjacent to the William R. Fairchild International Airport. recognizing the need to coordinate airport related uses and other existing land uses that are already established in the vicinity. P-3H.07 Limited work/live environments in industrial zones should be encouraged for art or cultural activities that engage in media that are consistent with industrial use. Circumstances should facilitate art opportunities without impacting the industrial integrity of the underlying zone. Commented [BS23]: Moved - too specific about built environment Commented [BS24]: Eliminated/combined with 3G.02 due to redundancy Planning Commission amendment recommendation to the Comprehensive Plan: Land Use Element 15 |Land Use P-3H.08 The City should considerAllow the conditional siting of clean -energy facilities (e.g., solar, wind, geothermal, wave, tidal) outside of industrial areas, as a conditional use. P-3H.09 The City should cConsider the climateic change impacts of any proposed new industrial activity or expansion before approval. G3-H Redundancies/Ideas for Policy Adherence P-3H.04 Industrial activity should be located in three major areas: adjacent to the harbor, around the airport, and along Highway 101 west of Benson Road. Planning Commission amendment recommendation to the Comprehensive Plan: Land Use Element 16 |Land Use Goal G-3I To facilitate and encourage redevelopment and reuse of large closed or isolated industrial areas within the City in a manner that fostersto improve the local economy and a employment stable job basestability. Policies P-3I.01 The City should cAllowonsider a wider range of land uses for in the redevelopment of large closed or isolated industrial areas than would otherwise be permitted under industrial zoning, including mixed-use development, commercial development, and/or residential development as well as industrial uses, provided that these uses will not encourage the conversion of other industrial areas to nonindustrial use.. P-3I.02 The City should consider proposals for any needed amendment of the Comprehensive Plan and zoning concurrently with an application for a binding site plan for some or all of the site of aCoordinate redevelopment planning for any large closed or isolated industrial propertiesy with needed amendments to the Comprehensive Plan and needed changes to zoning ordinances., provided that any change to the comprehensive plan will be acted on as part of the City’s annual Comprehensive Plan amendment cycle. P-3I.03 The City should approve mixed-use or nonindustrial development of large closed or isolated industrial sites, where it is shown that permitting a wider range of uses on the site will not contribute to or encourage the conversion of other industrial areas to nonindustrial use. P-3I.04 The City should create a planned industrial development overlay zone for the purpose of allowing mixed-use development for large closed or isolated industrial sites. G3-I Redundancies/Ideas for Policy Adherence P-3I.04 Create a planned industrial development overlay zone to allow mixed-use development at large closed or isolated industrial sites. Commented [BS25]: Combined with 3I.01 due to redundancy Commented [BS26]: Moved - too specific, compliments 3I.01 Planning Commission amendment recommendation to the Comprehensive Plan: Land Use Element 17 |Land Use Open Space Goals & Policies Goal G-3J To create open space for relief within the urban landscape, to retain natural landscapes, to preserve fish and wildlife habitat, and to provide natural corridors, which connecting wildlife habitats. Policies P-3J.01 The City should further public interest by designating open spaces to pPreserve unique or major physical features as designated open space, such as marine shorelines, bluffs, ravines, streams, wetlands, wildlife habitat, and other environmentally sensitive areas deemed of significant importance to the community. P-3J.02 The City should continue to aAcquire property that provide opportunities to preserve major physical features providing wildlife habitat and open space corridors between the waterfront and the Olympic National Park. P-3J.03 The City should limit the use of andRegulate access to such natural areas open spaces so as to only that which does notto avoid degradinge the significance of the areas and which to protects the rights of property owners. Discourage intensive recreational uses in sensitive open space areas. P-3J.04 Preserve Wwooded areas, vegetation, and individual trees in the urban landscape, as they serve a functional purpose in climate, noise, light, habitat, and pollution control and should be preserved as part of the urban landscape. P-3J.05 The City should discourage intensive recreational uses andDiscourage construction of impervious surfaces in sensitive open space areas and use . Ppermeable materials should be used for walkways and trails in open space areas where feasible. P-3J.06 The City should consider separating the Public Buildings and Parks zone to an Open Space zone and a PBP zone to differentiate environmentally sensitive areas or natural features and spaces from sites containing public facilities and buildings. G3-J Redundancies/Ideas for Policy Adherence P-3J.06 Consider separation of the Public Buildings and Parks zone into an Open Space zone and a PBP zone to differentiate environmentally sensitive areas or natural features and spaces from sites containing public facilities and buildings. Commented [BS27]: Part is combined with 3J.03 Commented [BS28]: Moved - too specific and speculative Planning Commission amendment recommendation to the Comprehensive Plan: Land Use Element 18 |Land Use Goal G-3K To encourage the development of parks and recreational opportunities for all residents of the City and to increase access to natural areas in a manner that minimizes adverse impacts, and to achieves the desired urban design of the City. Policies P-3K.01 The City should include all City-owned parks in its designated open spaces and establish development standards that discourage conversion of open spaces to other uses. P-3K.02 Ensure that Ddevelopment and planning of parks and recreational facilities should follow a comprehensive service and facility planis are consistent with the Capital Facilities Element. P-3K.03 Distribute Ppublic parks and recreational facilities should be equitably distributed throughout the City to afford access to all residents. P-3K.04 Every effort should be made to consolidate and uUtilize land donated for public use to provide common open space, public buildings, parks, and recreational opportunities, while incorporating ensuring LID techniques and BMPs in all projectslow impact development where feasible. P-3K.05 The City should pPreserve and maintain unique or major physical features contained within the boundaries of City parks and recreational areas for access and enjoyment by residents of the community. P-3K.06 The City should cCooperate with the County and other jurisdictions in planning, funding, constructing, and managing multi-purpose recreation and transportation trails which link together various areas of the City, the Port Angeles Urban Growth Area (PAUGA), and other areas of the County and region. P-3K.07 The City should develop neighborhood parks for the developing areas on the west, south and east sides of the City to support new subdivisions G3-K Redundancies/Ideas for Policy Adherence P-3K.01 Designate all City-owned parks as open spaces and establish development standards that discourage conversion of open spaces to other uses. P-3K.07 Develop neighborhood parks to support new subdivisions on the west, south and east sides Commented [AP29]: Is / are?? Commented [AP30]: Could 3k-o5 be combined with 3k- 02? Commented [BS31]: Moved - too specific Planning Commission amendment recommendation to the Comprehensive Plan: Land Use Element 19 |Land Use of the City.