HomeMy WebLinkAbout032891 Min Ag City of
PortTlownsm
Planning Commission
540 water St., Port Townsend, WA 98368 206/385-3000
Minutes of March 28, 1991 Meeting
I. ROLL CALL
Chairman Ron Rosec called the meeting to order at p,m. other
members present were Sally McDole, Alam Carman, Jinn Taverrnakis and
Jim Roberts. Lois Sherwood and Karen Erickson were not present.
II. APPROVAL of MINUTES: Dated Larch 14, 1991
Ms. 1cDole moved that the minutes be approved as written. D .
1
Tavernaki seconded the motion. All were in favor.
III. COMMUNICATIONS
A. Current mail -- none.
IV, OLD BUSINESS
A. Rezone Application, 9011-03, City of Port Townsend
Mr. Kosec stated than the meeting was continued from February 14 ,
1991 because of sack of proper notice. Mr. Robison said the notice
problem has been resolved.
1. Staff Review
No staff review was given since it was reviewed at the February 14
meeting..
. Public Testimony
Bob Wheeler, applicant and public works director, stated that he
understands proper notice has been given and would like the hearing
to proceed.
3 . Committee Report (Erickson/Tavernakis)
Dr. Tavernakis asked Mr, Robison if any changes had occurred since
the review of February 146
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Planning Commission Minutes
Meeting of March 2 , 1991
Page
Mr, Robison said the Shorelines Advisory commission had reviewed
the application and adopted the Findings of Fact and conclusions
with the exception of two additional conditions. Mr. Robison said
that in response to the suit from the Sensible Sewage Solutions,
the size of the plant will be downsized, Also, , no septage will be
received from the county or from Cape George.
Dr. Trnais stated that several of his concerns are related to
the Conditional Use Permit, but may also relate to the rezone, He
said he would f inish his committee report of the rezone during the
discussion of the Conditional Use Permit.
. Findings and Conclusions.
Dr, Tavernakis moved to recommend the rezone application and
Findings of Fact and Conclusions as submitted by staff, Ms, McDole
seconded the notion. Roll was called and all were in favor.
B. Conditional Use Permit Application, 9001-03 , City of Port
Townsend
1. Staff Review (Robison) .
Mr. Robison stated the Conditional Use Permit is a condition of the
rezone, He said the subject property is in a residential area with
some minor agricultural uses in the area, He said the only
improvements suggested in the application is to provide 10 parking
spaces. Mr. Robison reviewed the parking requirements.
Mr. Robison stated the building has been renovated and is ready for
occupation. No expansion of the building is proposed. He stated
the Shorelines Commission recommended approval, of the application
to the city council. The Shorelines Commission has also issued a
Mitigated Determination of Non-significance MDI S for the rezone.
Mr. Robison read the conclusions, as stated in the staff report.
He said the staff report recommends the application with four
additional conditions.
1. Pring will not be used for storage of city vehicles
2 . No more than three off-street paring spaces
. Provide signage and public access to Chinese Lagoon
. one parting space will be designated for recreational use for
access to the Chinese Lagoon Monday through Friday, and the entire
parking area► will be used for recreational uses on the weekends..
}
Planning omml ion Minutes
Meeting of Larch 28, 1991
Page
Dr. Tavernakis asked if the oxi
Planning Commission Minutes
Meeting of March 28, 1991
Page
Mr. Wheeler said the oxidation plant will not be completed until
year and a half from now so a decision about a fence at this time
is premature. He said his office is certainly concerned about
public safety, but a fence may not be the best way of ensuring
public safety, He suggested the condition be changed to consider
public safety with some kind of barrier, but not to spell out fence
specifically since it may not be the best option for the Public
Works department or for the neighbors.
Mr. Wheeler requested that the Planning Commission recommend
approval of the permit to the City Council.
Dr. Tavernakis stated that the wording of the Condition be changed
to reflect the erection of some kind of barrier upon completion of
the oxidation plant,
Mr. Robison suggested the following condition: "Upon completion of
the oxidation ditches, a safety barrier shall be installed between
the parking lot, Kuhn Street and oxidation ditches one and two. "
Mr. Carman suggested the following condition: "Upon completion of
the oxidation ditches, the Public Works Department shall
investigate and install as necessary, vegetative or structural or
fencing, l erring separation appropriate to safeguard and protect
the public access in the parking area from the proposed oxidation
ditch area for the sewage treatment plant. "
Findings and Conclusions:
Dr. Tavernakis moved to recommend the CUP application with the
additional condition, condition #5, as stated above by Mr, Carman.
Ms. Mc ole seconded the motion. Roll was called and all were in
favor.
C. Conditional Use Permit application, 8912-67, Douglass and Fancy
Lamy,
1, Staff Review epl.er
Mr. Kosec asked if this application was a continuation. M , IcDole
stated that this is a new application since the plans have
significantly changed.
Mr, Sepl.er directed the commissioners to the plans which have been
approved by the Historic Preservation Commission in design review.
Mr, Sepler stated that any changes made to the plans would have to
go back to the Historic Preservation commission for review and
approval.
♦
•
Planning Commission Minutes
Meeting of March 28, 1991
Page 5 '
. Sepler stated the applicants propose to construct a to-unit
hotel, retail and pool space. He said the pool is an accessory use
to the hotel. He said the applicants have received three
conditional use permits for the same area. The first was for the
four cabins which exist on the site. The second was to convert
office space into a hotel unit, and the third permitted the new
building, "Building i. " Building A was permitted for seven units,
but only five were built.
The proposed building proposes 10 hotel units. The Historic
Preservation Commission unanimously found the proposed building
contributing to the surrounding historic district. The applicants
propose to substantially charge the parking plan. All access would
be from Monroe Street. Mr. Sepler reviewed the parking
requirements, as stated in the staff report.
Mr, Sepler said the applicant has proposed to open the pool to the
public. He said the Port Townsend Municipal Code noes not list
parking requirements for a pool. Mr. Sepler said the requirements
were based on other recreational, uses, such as tennis or bowling.
He said the total parking requirement was 19 : 10 spaces for 1
hotel units, four spaces for 1276 square feet of retail space, one
space for 264 square feet of office/reception and four spaces for
the indoor pool. The total of 19 spaces may thea be reduced to 70
percent since the Historic Preservation Commission found the
building contributing. The final requirement is 13 parking spaces.
The February 26, 1991 site plan shows 10 parking spaces provided.
He stated two additional spaces will need to be provided.
Mr. Sepler said a Mitigated Determination -of Non--significance
(MDNS) has been issued for this project. The mitigating factors
were to install a fire hydrant at the corner of mater and Monroe
Streets and meet off-street parking requirements and all provisions
for credits thereby.
Mr. Sepler read the conclusions as stated in the Draft Findings of
`act and Conclusions. He said the parking requirements will create
a nuisance. Parking requirements will seriously affect neighboring
character. The site plan shows fewer parking spaces than required
by the Port Townsend Municipal Code.
Mr. Sepler stated that pursuant to sections 17 .20, 020 (b) and
17 , 64, 040 (e) of the municipal code, the board may increase
requirements in the standards, criteria or policies used t
determine required off-street parking. He said the significant
parking impacts on the surrounding area that would be created by
the proposed project provides the basis for additional
requirements.
Planning Commission Minutes
Meeting of March 28, 1991
Page
Mr. Sepler recommended that the commission grant the application a
conditioned in the staff report. The conditions are:
1, off-street parking shall be provided to meet the requirements
of section 17. 30 of the municipal code.
. In addition to fulfilling the requirements ents of section 17. 30 o of
the municipal code, the applicants shall provide seven additional
off-street parking spaces.
. No person shall occupy any unit for more than 29 days in any 12
month period.
, Prior to issuance of a certificate of occupancy, the premises
shall be inspected and approved by the Washington State Fire
Marshal.
The proposed use shall comply with these Findings of Fact,
Conclusions and Conditions. In case of any conflict, conditions
shall prevail over Findings in interpreting or applying the same.
. This Conditional Use Permit shall not become effective until a
restrictive covenant is execrated and recorded by the City Attorney
setting forth all of the conditions of this permit to run with and
be binding upon the land.
Mr, Sepler thea read Findings of Facts and Conclusions, Draft
which was prepared in response to a letter - from a neighboring
property owner who think the building will have adverse paring
effects in the neighborhood.
Mr. Sepler said the findings of fact in Draft B are identical to
those in Draft A. Mr. Sepler read the conditions as stated in the
staff report of Draft B, He read the recorndation was to deny
the application based on the parking problem.
Ms. McDole asked for clarification of the paring requirements in
Draft A. Mr. Sepler reviewed the parting requirements, as stated
above and in the staff report, Draft A.
Mr. Sepler said the applicant could choose to eliminate the
swimming pool for public use, thereby reducing the parting
requirement by four. Mr. Sepler said the City is recommending one
space for every unit plus four additional units for the wool if
open to the public.
i
Planning Commission Minutes
Meeting March , 1991
Page J
Public Testimony
Douglass Lamy, applicant, addressed the commission. He stated that
he would lice the word "hotel" used throughout staff reports. He
stated that he has received only positive comments about the hotel
thus far. He said that since the Conditional Use Permit for
Building A Was for seven units and only five were built, the
parking requirement is reduced.
Mr. Lamy said the wool will be open to hotel guests exclusively
between 9: 00 to noon and to 10p.m, During the day three or four
two-hour sessions would be available to certain public groups, as
allowed by his insurance group.
Mr. Lamy said he thinks all parking discounts have been overridden
in this staff report, and he thinks that is unfair. He said that
significant number of thein clientele arrive by transportation
other than auto, such as boat, plane or bicycle.
Mr. Lary suggested one slant--ire parking space for guests to park in
during check in and out. He stated this would provide hien with
credit of 4 spaces. Mr. Lamy said if necessary he would provide
underground parking, providing four to seven parking spaces.
Mr. Lamy said that if the Thomas oil site is developed into
hotel, there will be further slanted parking spaces on the other
side of the street. a said other businesses in the area also do
not have sufficient parking.
M . Lamy said he would be willing to do fee in lieu if the parking
requirements are not met entirely in the parking plan,.
Lamy said he suggests a light or stop sign at; the intersection of
Monroe and Water Streets. He said the buildings have been designed
in the spirit of the Port Townsend Urban Waterfront Preferred
Alternative Plan.
1
Nancy Lamy, applicant, said their first guest arrived by boat, and
she expects future guests to also arrive by boat.
Richard Symms, of Point Hudson Company next addressed the
commission. He said there is a lot more traffic in Port Townsend
and in the Monroe/Water Street area than ever before. He said that
anybody who builds a building in this town, or any other town,
needs to provide off-street parking.
Mr. Symms requested that Mr. Lamy be required to provide one
parking space for each of his units; he is not concerned with the
pool. He said that the hotel makes a significant impact because of
its size since other buildings in the area are small.
Planning Commission Minutes
Meeting of March 28, 1991
Page
Patricia Warren, Historical Preservation Society stated she would
like the Commission to incorporate into their Findings of Facts,
Conclusions and Conditions the conditions stated in a letter from
the Historic Preservation Commission regarding the displacement of
the four cabins. Ms. Warren said she thinks the four cabins are
historically significant and would like to see them relocated in
the Point Hudson District, if possible, If not - in Pt. Hudson, then
in the historical district or at least within the city limits of
Port Townsend. she also said she would life to see the cabins
remain together when they are relocated.
. Committee Report McDole/Carman)
Ms. McDole said that reviewing the plan is difficult since the
plans do not reflect the changes that Mr. Lamb mentioned, such as
underground parking,
Mr, Lamy said he has been in contact with the Wooden Boat School
and is discussing the possibility of school students staying in the
cabins. He said that the ultimate location of the cabins is
undetermined, but he intends to keep then together.
Mr. Carman stated that he thinks it is very unfair for the Historic
Preservation Commission to submit a letter to the Commission with
demanding conditions on the same day the application will be
discussed before the commission.
Ms. Patricia Warren stated that the issue of the cabins has been
discussed at many Historic Preservation Commission meetings, and
that it is not a surprise to the applicant,
. Lamy also stated that the cabin issue has been raised at
previous Historic Preservation Commission meetings. Mr. Sepler
stated it was a staff error in getting the letter to the Commission
at this late date.
Ms. McDole asked how many people could swim in the pool at one
time. Mr. Lamy said 15 to 20 people. Mr. Sepler said he figured
on an average of eight people using the pool at one t ime, Mr. Lamy
said the pool is 45 feet long and has four or five lanes,
Ms. McDole asked how the discrepancy of staff requirements and
Lamy's disagreement over parking will be resolved. Mr, Sepler
asked the Commission to consider if one space per unit is a
reasonable requirement,
Dr. Tavernakis stated that he has heard some complaints about the
building over height and other issues. He said he does not agree
with Lamy' s claim of the community's 100 percent acceptance, though
there has been much acceptance.
Planning Commission Minutes
Meeting of March 28, 1991
Page
Dr. Tavernakis said the information about the cabins came to him
fairly recently. Therefore the only public testimony he feels he
may consider is from the Pt. Hudson Company.
. Tavernakis said that in weighing testimony he considers the
author or speaker's past history before the commission. He said
the Pt. Hudson Company has done nothing to improve traffic near the
corner of Water and Jackson Streets.
Dr, Tavernakis further said the Pt, Hudson Company has not made
allowances for increased parking requirements in the boat haven,
they have ignored drainage and have made no consideration for
pedestrian traffic. He stated he has problems with the sincerity
of the issues raised by the Pt, Hudson Company when he feels the
Pt. Hudson Company has ignored the same .issues-.
Dr, Tavernakis stated access into the Motel should be from Monroe
Street. He said Jackson and the end of Water Streets are
pedestrian oriented.
Nis. Mc ole said the removal of two cabins did exist on earlier
plans, sothe Commission has known about the possibility of some
cabins being removed,
Mr, Kosec said the Commission did not consider where the cabins
would go at that time. Ms. +icole said she did not think they got
far enough with the application to come to that question.
Ms. Mc ole asked if the Historic Preservation Commission had the
authority to impose conditions on keeping the cabins together. Mr.
Sepler said the conditions were written as recommendations to the
5
Planning Commission.
Mr. Carman said he would like the cabins to be kept together. He
said he is concerned about the ambiguous language of the conditions
proposed by the Historic Preservation Commission. He said he would
like to see the cabins remain in the Pt, Hudson district, but
realizes that this may not be a possibility.
Some discussion followed over the relocation of the cabins and
whether they would remain together.
Mr, Lary said he does not think it is unrealistic to think the
cabins could remain in the Pt. Hudson district or possibly uptown.
Mr. Sepler suggested a public review time for comments and
suggestions about what to do with the cabins. Mr. Lamy said he
could run ars ad in The Leader requesting suggestions from the
community. All letters could go to the museum for review by the
historical society first.
•
Planning Commission Minutes
Meeting of March 28, 1991
Page 1
Dr. Tavernakis stated he liked the idea of a 90-day comment period.
Ms. Patricia Warren said she did not want to receive the proposals;
she did not want to get into the business of managing private
property.
Ms. McDole turned the discussion back to parking. She said one
parking space per unit was not adequate.
Mr. Carman said he thinks it is unfair to override the parking
discounts after going through the long process of the Urban
Waterfront Plan which included parking discounts if the Historic
Preservation Commission issued a certificate of review, as in Mr.
Lam 'Lamy's situation,
Mr. sepler suggested that if the Commission chooses to adopt the
parking requirements as allowed by code, that city attorney Keith
Harper should provide a written interpretation of the requirements
and that the applicant should submit a revised site plan. The
commission concurred.
Some discussion followed over the parking requirements and whether
the discounts should be honored or overridden due to neighborhood
impacts.
Mr, Carman said he would life to change the word "nuisancell to
"increased parking demands" in the first conclusion of the Draft
Findings of Fact and Conclusions.
Mr. Carman said he would like to know what kind of parking
inventory has been taken in the subject area.
Mr. Sepler said current parking demands were taken from the
Environmental Impact statement for the Urban Waterfront Plan, Mr,
sepler said the traffic study identified movable peaks. No
consistent peaks were identified.
Mr. Carman sai
Planning Commission Minutes
Meeting of March 2 , 1991
Page 11
Mr. Sepler said the commission could- approve the application
tonight. Parking will further be addressed by the City Council and
at the time of a building permit.
Mr. Carman asked that the fourth conclusion of the Draft Findings
of Fact and Conclusions be deleted.
Ms. McDole asked what the time limits are . for the parking spaces
along Water and Monroe Streets, No one knew exactly, though it
was thought the linits were two-hour periods.
Ms. McDole said she likes the plan overall, She said she thinks it
is a good design. Mr. Carman agreed.
Nis. McDole stated she needs additional information and clearer
information in order to make a decision. Mr. Sepler suggested that
the Commission direct hien to re-write the conditions so that the
language reflects the Commission's concerns. Mr. sepler said that
so long as the content of the conditions does not change, the
commission ion may vote on the application at this, meeting. The check
would be Ms. McDole's signature on the Committee Report.
Dr. Tavernakis said he would life Mr. Carman to work with Rick in
re-writing the conditions and have Ms. McDole sign the Committee
Report.
Ms. McDole turned the conversation back to the cabins. Mr. Lamy
suggested that he put an ad in the paper requesting comments on a►
moving site for the cabins.
Mr. Carman suggested that the conditions adopt the recommendations
of items 1-4 of the Historic Preservation Commission letter with
the change in item three stating the "Port Townsend vicinity' and
not the Port Townsend city limits.
Mr. Sepler suggested the applicant contact property owners in Pt.
Hudson and other interested parties regarding the sale of the
cabins. Property owners include, Fleet Marine, Pt. Hudson Corp. ,
the City of Port Townsend and the Wooden Boat Foundation.
Mr, Sepler read the revised conditions of this application:
1. off-street parking shall be provided to meet the requirements
of section 17. 30 o of the municipal code and all provisions for
credits thereby.
2 . No person shall occupy any unit for more than 29 days in any
one year period.
r
Planning Commission Minutes
Meeting of March 2 , 1991
Page 12
. Prior to issuance of a certificate of occupancy, the premises
shall be inspected and approved by the Washington state Fire
Marshal.
The cabins that currently occupy the site should remain
together as a group when relocated, and should be located in close
proximity to one another to maintain their influence on the scale
and character of the District...
The cabins should continue to be used for resident ial purposes.
All attempts should be made to relocate the cabins within the
historic district in order to maintain their historical, association
with that District and to preserve the character and f favor of the
district as a whole. This shall not preclude relocation within the
Port Townsend vicinity if all other opportunities are exhausted.
The low scale of the buildings and intensity of their development
in conjunction with their construction style and materials
contribute to the area and are compatible with the other historic
buildings of the historic district.
. The property owner must documentn writing that the following
property owners, lease holders and interested parties associated
with the Point Hudson District have been informed of the proposed
sale of the cabins: Point Hudson Company, city of Port Townsend,
Fleet Marine Property Owners, Thomas oil Property Owners, Jefferson
County, Port of Port Townsend, School of Wooden Boat Building and
the Wooden Boat Foundation.
. The applicant shall place a format advertisement of not less
than 16 square inches in the Jefferson County Leader within to days
of the approval of this application announcing the proposed sale of
the cabin units. This advertisement shall include the guideline
started in condition number 7 in its entirety.
. Prion to the sale of cabins on ars individual basis, a 90 day
waiting period shall be entered into, during which time, Point
Hudson and civic District property owners, civic and preservation
groups, and other interested parties shall have the opportunity to
seep a► buyer who would wish to }seep the cabins as a group within
the District. The 90 day period shall commence from the Matte of
notification of the property owners and interested panties listed
in condition number 7 above.
to. The proposed use shall comply with these Findings of Fact,
Conclusions and conditions. In case of any conflict, Conditions
shall prevail over Findings in interpreting or applying the sane.
0�
w �I
Planning commission Minutes
Meeting of March 28, 1991
Page 1.3
11, This Conditional Use Permit shall not become effective until
a restrictive covenant is executed and recorded by the City
Attorney setting forth all of the conditions of this permit to run
with and be binding upon the land.
Ms. McDole moved that the Commission accept this application, staff
report A, with the changes in parking that have been discussed and
with the changes in the way the sale would be approached with the
cabins, as stated in the above 11 conditions.
With the amendment of the cabins remaining i , the vicnity of Port
Townsend rather than the city limits, Alan Carman seconded the
motion. Ms. McDole accepted the amendment.
. Discussion
Dr. Tavernakis stated that immediate property owners in the Pt.
Hudson district, such as Fleet Marine, could change in the near
future, He prefers that Lamy publish the desire to sell the cabins
and state that it is preferred that the cabins remain together and
be located preferably in the Pt. Hudson District or historic
district. A 90 day period shall commence from" the date of the ad
for comment and counter-offer period.
Roll was called and all were in favor of Ms, '- McDolels motion and
Mr. Carman's amendment to the same,
D. OFFICER ELECTIONS
Ms, McDo le moved to retain the incumbents: Ron Kos ec, Chairperson;
Lois Sherwood, Nice-Chairperson; and Karen Erickson, Treasurer.
Mr, Roberts seconded the motion. All were ire favor.
V. NEW BUSINESS;
As scheduled on the agenda.
VI. ADJOURN
Chairman Ron Kosec adjourned the meeting at 10: 30 p.m.
Minutes recorded by
11 VK
Katherine M. Johnson
Planning & Building Assistant
Regular Meeting March 28, 1991
I. ROLL CALL7:30 p#M,
II . APPROVAL of MINUTES: Darted March 14 , 1991
III. COMMUNICATIONS
current mail
IV. OLD BUSINESS:
, Rezone Application, 9011-03 , City of Port Townsend
I. Staff Review (Robison)
2. Public Testimony
3, Committee Report Erickson 'arnalis
Findings and Conclusions
Conditional Use Permit Application, 001-03 , City of
Port Townsend
1 , Staff Review (Robison)
2. Public Testimony
3, Committee Report
4 . Findings and Conclusions
Conditional Use Permit Application, 8912-07, Douglass
and Nancy Lamy
1 Staff Review Sepler
2, Public Testimony
3 Committee Report IcDole/Carman
4. Findings and Conclusions
Officer Elections
NEW BUSINESS
A. Conditional Use Permit Application, 9103-02, Clipper
Navigation, Inc.
1. Schedled: August 2 , 1991
2. Committee: icDole/Sherwood
3 . Staff: Seple
I . ANNOUNCEMENTS: Next Scheduled Meetings
ill 1991
A. Short Plat Text Amendment (Staff: epler
B. Gateway Discussion
ARril 25, IM
A. Street Vacation Application, 9101-08, Make Marson/Lee
Wilburn (Committee: Roberts/Erickson) (Staff: Sepler
B. Street Vacation Application, 9101-10, Virginia Dignan
(Committee: Erickson/Sherwood) (Staff: Sepler
May 0 9
Conditional Use Permit, 9012-0 , William White
(Committee: Ta rernaki /Cannan) (Staff: Sepler
B. Subdivision Application, 9009-03 , Parkview, Vantage
Homes (Committee: Ta ernakis/Sherwood (Staff: Sepler
�,. X27 , 1991
A. Conditional. Use Permit, 201, Inn Deering
(Committee: Robert /loDol.e (Staff: Sepler
B. Variance Application, 9102-03 , Robert L. Force
Committee: Tarernakis/Carman) (Staff: Sepler
t1 2 , 1991
Street Vacation Application, 9102-04 , George and
Shirley Peterson
(Committee: Carman/Erickson) (Staff: Bloomfield)
B. Variance Application, 9102-05, Robe:-t E. McDole
(Committee: Sherwood/Roberts) (Staff: Bloomfield
August 9, 1991
A, Conditional Use Permit Application, 3103- 2 , Clipper
Navigation, 1n . (C mmit ee: oDole/Sherwood) (Staff:
Bildt
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