CUP

CONDITIONAL USE PERMIT APPLICATION

Department of Community & Economic Development
321 F,.5th Street, Port Angeles, WA 98362
360.417.47 50 | www.cityofpa.us I ced@cityofpa
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fl e no.
CONDITIONAL USE PERMIT
The purpose of a Conditional Use Permit is to review potential land uses for consistency, compatibility, and to
ensure that the use is not contrary to public use or interest for each zone in which the use will be located. There
are two types of conditional use permits:
Hearing Permits: Conditional Use Permits (CUP) that are authorized by the Hearing Examiner of the City of Port
Angeles (PAMC 2.18.060). This type of CUP provides the public an opportunity to submit written comment and
verbally during the public hearing. CUP applicants or a representative must be present at the public hearing. The
final decision is determined by the Hearing Examiner. Appeals may be made to the PortAngeles City Council. An
Unclassified Use Permit (UUP) is also a Hearing Permit. A UUP differs from a CUP in that it is a use that is not
listed or defined within the municipal code, but is consistent with the purpose of the specified zone.

Administrative Permits: Conditional Use Permits (CUP) that are authorized by the Director of Community
and Economic Development (PAMC 2.18.065). Administrative CUPs provide the same opportunity for public
written comment, but do not include an open public hearing. The final decision is determined by the Director of
Community & Economic Development. Appeals may be made to the City's Hearing Examiner.

PERM IT APPLICATION REQU I RED MATERIALS CH ECKLIST

tr GUPApplication: A completed application signed by the applicant or applicant's representative

tr Project Narrative: A detailed explanation of the project goals, plan, outcome. An explanation of how the
proposed conditional use meets the following criteria:
'1. The proposed use is consistent and compatible with the purpose of the zone in which it is located

2. The proposed use is consistent with the Comprehensive Plan

3. The proposed use is not contrary to the public use and interest
4. The proposed use is not detrimental to the public health, safety and welfare or neighboring properties
tr SEPA Checklist A completed Environmental Checklist (lf determined necessary by staff).
tr A Vicinity Map: Showing the relation to surrounding properties, zoning, and land use
tr A Site Plan (x2): Accurate drawing complete with all properg lines, existing and proposed structures,
parking (if applicable), required setbacks, and significant vegetation (Scale: 1" = 20')
tr Floor Plans (x2): Floor plans for each floor of any structure to be used for the proposed activity
tr Site Photos: Photos that illustrate the layout of the property and any structures or proposed uses
tr Mailing Addresses: Mailing labels and a list (MS Excel format) of propefi owners within 300 feet of the
proposed site, obtained from the Clallam County Assessor's Office.

EXTE NSION APPLICATI ON R EQU I RED MATE RIALS CH ECKLIST

t GUPApplication: A completed application signed by the applicant or applicant's representative

E Extension Request Letter: A narrative letter that includes the permit information, date of approval,
expiration date (if applicable), and information related to the ongoing goals and progress
 CUP
CONDITIONAL USE PERMIT APPLICATION
Department of Community & Economic Development
321 E .5th Street, Port Angeles, WA 98362
360.4 I7 .4750 | www.cityofpa.us I ced@cityofpa.us
Pz 1g-7 6
file no
APPLICANT INFORMATION

Applicant Name: Anian LLC Attn: Marqaret Midk¡ff (Property Owner: I Yes Ú ruo¡
Mailing Address 10400 NE 4th St, Suite 500. Bellevue. WA 98004
phone: 206-227-7733 Email: anianviii@omail.com
Applicant's Representative (lf other than applicant): Eric Dupar (253-886-1816) MG2: Ron Mitchell (206-962-6462)
Phone: Email: esdupar@gmail.com ron.mitchell@mg2.com
or representat¡ve, is not the owner, property owner of this land use act¡on must be provided)
SUBJECT PROPERTY
Full Street Address: 120 N Oak Street, Port Anseles, WA 98362
Full Legal Description: LOTS 2.6 BLK 14
Property lD / Parcel#: 063000001400, 06300000141 0, 063000001415 Current Zoning: Central Business District

Property Owner(s): Anian LLC ([ Same asApplicant)

Property Owner Address: 321 E.sth St, Port Anqeles, WA 98362
Total ParcelArea: 48,426 (sq.ft.) Percent Site Coverage: 98% Percent Lot Coverage' 98%
Site Coverage: The amount of impervious surface on a parcel, including structures, paved driveways, sidewalks,
patios, and other impervious surfaces. (PAMC 17.08.095[H])
Lot Goverage: The percent of ground area of a lot on which buildings are located. (PAMC 17.0S.065[N])
TYPE OF CONDITIONAL USE PERMIT
Hearing Permits Administrative Permits
fl General Conditional Use Permit E Accessory Residential Unit
tr Unclassified Use Permit tr Residential Bed & Breakfast
tr Extension of Permit No:

Project Summary:
(1-2 Sentences) New 6-story, 216,000 sf mixed'use building with 83 res¡dential units, 9,336 sf of
street-level retail and 323 parking stalls.

I have read and completed the application and attached all application materials and know it to be true and corect. I am authorized to
apply forthis permit and understand that additional information may be required and it is my responsibility to determine what other permits
are required and to obtain permits prior to work, use, or activity. I understand that I will forfeit fees if I the prior to
permit issuance.

b I
Date Name Owner
Notes

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Fees: Hearing: $500, Admin: $200, Ext: $100 (SEPA: $350 / Admin:$125)
 PZ 19-7 6
ANIAN, LLc
10400 NE 4th St, Suite 500
Bellevue, WA 98004
(253) 886-1 81 6 Anianviii@gmail.com

PROJECT NARRATIVE FOR CONDITIONAL USE PERMIT APPL¡CATION

Anian LLC (Anian) goals are to create a multi-use structure that is safe, efficierrt, attractive and
complimentary to the Port Angeles V/aterfront Center (PAWF) and the City of Port Angele's
plans to rcvitalize the city. Anian Shores is a mixed-use development project with three primary
elements, each of which provides important and valuable function that enhance the stated goals
of the Port Angeles Comprehensive Plan, the Port Angeles Waterfront Center (PAWC) and
likely the population expected to be attracted to and use Downtown Port Angeles in the
futrne. The primary elements are: 1. A safe, modern and efficient concrete parking garz;ge,
consisting of approximately 323 parking stalls; 2. Approximately 83 residential units located
literally across the street from the City's newest and most vibrant endeavor, the PAV/C and
3. Ground floor (and possibly some second floor, depending on expected demand at the time of
construction) commercial space serving not only project tenants, but also the entire
neighborhood. Thus, Anian Shores provides a significant amount of permanent parking in a
modern facility serving and supporting the Project, nearby office employees and evening users,
employees and service providers of the PAWC. with no net loss of current surface parking--just
the replacement of the old with the modern. Of course, new downtown residential development
provides an important function for those who want to be near the action, near vibrant performing
arts, display and meeting center. And new commercial use, especially street-level restaurant and
retail, provides an important draw, serves the nearby workforce, supplements and supports the
PAWC activity, encourages other property owners to improve their holdings and attracts new
additional development, all of which helps implement the Comprehensive Plan. Such
implementation tums goals and dreams into reality, demonstrating to all that such planning and
foresight can indeed obtain results.

The Anian Shores project, when completed, should be considered a highlight of the Port Angeles
effort to stimulate do\ into\ryn improvement, growth and attraction that is evident in the City's
support and promotion of the PAWF. Anian LLC has designed a project that meets or exceeds
the City's goals to maximize benefits to its citizens and minimize any potential negative, but
temporary, impacts, mostly resulting from construction. One of the primary goals of the
PAWC is to strengthen the downtowns vitality and be a catalyst for additional development of
beneficial uses that contribute to that hoped-for vitality. It took decades and millions of dollars
for cities such as the Tacoma to recover from years of neglect and deterioration. The City of
Bremerton has suffered a similar fate, primarily the result of failing to act decisively when
opportunities to enhance its downtown arose. Port Angeles, with its support of the PAWC and
other enhancement projects, has created an atmosphere of enthusiasm that has encouraged Anian
 PZ 19-7 6
to proceed with its project, provided it is able to achieve sufficient support and accommodation
from the City and County to obtain reasonable financial results for investing millions of dollars
into an as-yet unproven market.

Anian, unlike many developers/investors, recognizes that competition in a developing market

grows the market, and thus sees itself as a stimulant to further development that not only benefits
the community, but also its own interests. Success breeds success! Pioneers benefit only if
others follow, and a little help from the City such as a modest height limit variance for a pioneer
helps. Anian welcomes those that follow.

Some central issues are easily addressed. Anian's project is not only consistent and compatible
with the City's zomng for the site (Municipal Code 17 .24.010) and the Comprehensive Plan
(Pages 3.9-3.10), it is probably an achievement of highest and best use not only of the
developer's, but also of the City's own stated criteria. Not only does Anian's project respond to
the Port Angeles Waterfront Center's intent to be a catalyst for future development, it probably
will be the model for that future. It is not contrary to public use and public interest (and likely
enhances such) and is certainly not detrimental to public health, safety and welfare or
neighboring properties, It establishes new, modern commercial and residential development that
increases consumer choices, land values, needed and strategic parking, commensurate
improvement of tax bases and, most importantly, the project contributes strongly to the
renaissance of the City of Port Angeles.

On a practical level Anian Shores has been corresponding with the PAWC to provide
replacement parking for their lot that will be supplanted by an event and display center. In
addition, Anian has requested a height limit variance from the City to permit an additional floor
to help offset the cost of providing additional replacement parking for PAV/C. Such a variance
assures the success of one of the first private development responses to the City's concerted
effort to stimulate downtown improvement and investment. Since there are few,if any, property
owners who would be adversely affected by said increase in height limit' it would seem to be
propitious to assist the private-sector investor/developer to achieve success. Said request has
little, if any, effect on the City or nearby property owners, who also would benefit greatly from
Anian's success. ,Anian, whose principals have significant ties to the Olympic Peninsula and
Port Angeles, welcomes the opportunity to make a difference in'Port Angeles. They have
engaged the PAV/C early on to create a project that not only is mutually and economically
beneficial but is also "co-promotive" to assist each other in assuring successful operation and
achievement of mutual goals.

In short, Anian is the nearest and most supportive neighbor to the Port Angeles Waterfront
Center. Neither requires the other. However, it cannot be ignored that each benefits the other
with rcspcct to cnhancing one another's goals to maximize the public's benefit of this fantastic
waterfront, multi-use property with a use that surely will attract both daily visitors (and
consumers) and permanent or extended-stay tenants andlor residents. The Anian Shores project
supports and enhances the City of Port Angeles' efforts to revitalize the cþ.
 SEPA STATE ENVIRONMENTAL POLICY ACT
COVER PAGE
Department of Community & E,conomic Development
321 E .5th Street, Port Angeles, WA 98362
360.417.4750 | www.cityofþa.us I ced@cityotÞa.up
7 1e_7L
file no.
APPLICANT INFORMATION

Applicant Name Anian LLC ATTN: Margaret Midkiff (Property Owner: I Yes Ú r.ro¡
Mailing Address: 10400 NE 4th St, Suite 500, Bellevue WA 98004
phone: 206-227-7733 Email: ani?nviii@gmail.com
Applicant's Representative (lf other than applicant): Eric Dupar (253-886-1816) MG2: Ron Mitchell (206-692-6462)
Phone: Email esdupar@gmail.com ron.mitchell@mg2.com
(lf applicant, or applicant's representative, is not the owne¡ property owner acknowledgment of this proposed land use actíon must be prov¡ded)

PROJECT INFORMATION

Project Title: Port eles Condomin¡ums

Project Summary: New 6-story, 216,000 sf mixed-use building with 83 residential units, 9,336sf of street-level retail
and 323 parking stalls.

Full Street Address:
- 063000001 41 0, 063000001 41 5, 063000001 400
Property lD / Parcel#:
Shoreline Designation:
Property Owner(s):
Property Owner Address:
SUBJECT PROPERTY
120 N Oak Street, Port Angeles , wA 99362
Central Business District
Current Zoning
N/A
(1) City of Port Angeles ATTN: Nathân West / (2) Elwah Properties LLC ATTN: Ron Lambert
(E
Same as Applicant)
(1) 321 E Sth Street, Port Angeles WA 98362 I (2) PO Box 800, Grayland WA 98547

REQUI RED APPLICATION MATERIALS CHECKLIST

Only completed applications will be accepted. An application must include all of the following information

tr SEPA Cover Page: A completed application signed by the applicant or applicant's representative

El SEPA Ghecklist Complete allquestions and acquire authorized signatures

I have read and completed the application and attached all application materials and know it to be true and correct. I am
authorized to apply for this permit and understand that additional information may be required and it is my responsibility to
determine what other permits are required and to obtain permits prior to work, use, or activity. I understand that I will forfeit
fees if I withdraw the application prior to permit issuance.

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Fees: $350.00 ($tZS for administrative CUPs) ;\7ì; 'n i :i,
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 SEPA Firsz 19-7 6

GITY OF PORT ANGELES

ENV I RO N MENTAL CH EC KLI ST

fi I trave attached a SEPA Cover Page

Purpose of Checklist:
Chapter 43.21C RCW the State Environmental Policy Act (SEPA) requires all
governmental agencies to consider the environmental impacts of a proposal
before making decisions. The purpose of this review is to provide information to
help you and the reviewing agency identify impacts that may result from your
proposal and to identify methods to reduce or avoid impacts from the proposal if
they exist. The review will help the agency decide whether further information is
necessary or whether an environmental impact statement (ElS) is necessary.
In stru ctio n s for Appl i cants :
This environmental checklist asks you to describe some basic information about
your proposal. Answer each question to the best of your knowledge with the most
precise information known. Provide the best descriptions you can. ln most cases
you should be able to answer the questions from your own observations or project
plans without the need to hire experts. lf you do not know the answer, or if a
question does not apply to your proposal, write "do not knod' or "does not apply
(N/A). Complete answers to the questions will avoid unnecessary delays later.
Some questions ask about governmental regulations, such as zoning, shoreline,
and landmark designations. Answer these questions if vou can. lf you have
problems please ask the City Department of Community & Economic
Development employees to assist you.
The checklist questions apply to all parts of your proposal, even if you plan to
phase them over a period of time or on different parcels of land. lf phasing is
proposed, please provide that information in ltem 11, the description section.
Attach any additional information that will help describe your proposal or its
environmental effects and include a site map.
FEES: Standard: $500.00 / Administrative Applications: $125.00

BACKGROUND
1) Name of project: ANIAN SHORES
Address or general location of site: 120 N. Oak Street, Port Angeles, WA
98362
2) Applicant:
Name: Anian LLC (ATTN: Margaret Midkin
Address: 10400 NE 4th Sfree4 Suite 500, Bellevue, WA 98004
Phone number: 206-227-7733 E-mail: anianviii@gmail.com
3) Contact Person (lf different than Applicant)
Name: MA Address: MA
Phone number: N/A E-mail: MA
Environmental Ghecklist P7 1g-76 1

Page2 CITY USE ONLY

Date checklist prepared: 09/142ü9
4) Agency requesting checklist: CITY OF PORT ANGETES
5) Proposed timing or schedule (including phasing, if applicable):
Co n stru ctio n to com m e nce a p p roxi m ate ly M a rch/Ap ri I 20 20.

a. What is the long-term objective of this proposal?

Construct and operate a 6-story mixed-use building with S levels of multí-
family condominium/apaftment units including street-level retail and parking
provided for the resrdenfg the Peûorming Aús building, and the Washington
State Depaftment of Social and Health Seryrbes building (201 W First St).
b. How does this project relate to long-term plans?
The projectfulfills the long-term plans of the City for economic development,
housing, and providing more parking in the downtown area.
6) Do you have any plans for future additions, expansion, or further activity
related to or connected with this proposal? lf yes, explain.
There are no cunent plans for future additions or expansion related to this
proposal.
7) List any environmental information you know about that has been
prepared, or will be prepared, directly related to this proposal:
A Geotechnical Repoft will be created specifically forthe project site. ln the
meantime, we will rely on geotechnical reports from adjacent sites and
releva nt City developed archeological re po ús.
8) Do you know whether applications are pending for governmentalapprovals
of other proposals directly affecting the property covered by your proposal?
lf yes, explain.
No.
9) List any government approvals or permits that will be needed for your
proposal, if known.
Conditional Use Permit (CUP) due to the height of the proposed building (69'
above average grade), including building permits, right-of-way
constructio¡t/use permits, electrical, mechanical permits and a flood plain
permit.
10) 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.)
Ihe sfte r.s an exr.sfing surface parking lot bounded by W Front Sf and N Oak
Sfreef. A proposed ô-story mixed-use building with 83 residentialunds, 9,336
sf of sfreef-level retailand 323 parking sfa//s.
o Resrdential entry on W Front St with residential amenity spaces on
Level 1.

. Retail along W Front St with a restaurant anchor tenant at the

corner of W Front and N Oak.
Environmental Ghecklist
Page 3 P7 Jr?;rË dr,'"1
. Parking for the residents, the Pertorming Arts building, suffounding
Öusinesses and the Washington State Department of Social and
Health Seryrbes building.
o 93 sfa/ls forresidents
. 224 sfa//s (Sfafe has 6 constant stalls used) for Peiorming Afts
Center (after 6:30 pm)
¡ 230 stalls for adjacent office buildings (from I am to 6 pm) of which
26 are free 3 hours parking.
11) 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. lf 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. (answer on next page)
Project address: 120 N Oak Street, Port Angeles, WA 98362
The project sife consrsfs of the following 3 Clallam County Parcels;
063000001400 (6,998 sfl
063000001 41 0 (34,990 st)
063000001 41 5 (6,438 sf)

COPA Zoning: Central Buslness District

Environmental Checklist
PZ 19-7 6
Page 4
?7 1 br-rv7u6r oxr-v
PROJECT SPECIFIG AGTIONS:
Complete this section if your proposal involves a project specific action
such as a subdivision, new construction, a new or expanding busrness, 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 (Check one):
Flat X Rolling tr Hiuy f, Steep Slopes I Mountainous n other
n
B. What is the steepest slope on the site (approximate percent
slope)? Approx. 1.5%
C. What generaltypes of soils are found on the site (for example, clay,
sand, gravel, peat, muck)? lf you know the classification of agricultural soils,
specify them and note any prime farmland.
Sandy GravelFill.
D. Are there surface indications or history of unstable soils ín the
immediate vicinity?
Yes X No X lf yes, describe:
E. Describe the purpose, type, and approximate quantities of any
Filling or grading proposed. lndicate source of fill:
No fillexpected.
F. Could erosion occur as a result of clearing, construction, or use?
Yes U No Xt
lf yes, generally describe:
NlA
G. About what percent of the site will be covered with impervious
surfaces afrer project construction (for example, asphalt or buildings)?
Approx. 98% (no change from existing condition)
H. Proposed measures to reduce or control erosion, or other impacts
to the earth, if any:
NlA

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? lf any, generally describe and give approximate
quantities if known.
During construction - expect normal air impacts as would be
anticipated by standard construction methods, including occasional dust and
emr.ssrbns from construction equipment.
Environmental Ghecklist
P7 19-7 6
Page 5 CITY USE ONLY
After completion - There is no anticipated additional air impacts from
the residential development nor the street-level retail.
B. Are there any off-site sources of emissions or odor that may affect
your proposal?
Yes f] No X lf yes, describe:

C. Proposed measures to reduce or control emissions or other

impacts to air, if any:
Sta n d a rd co n structio n d u st m itig ati o n m e a s u re s.

3. WATER
A. Surface:
i. ls there any surface water body on or in the immediate vicinity of
the site (including year-round and seasonal streams, saltwater, lakes, ponds,
wetlands)?
Yes X No I lf yes, describe type and provide names. lf
appropriate, state what stream or river it flows into.
Strait of Juan de Fuca, Pott Angeles Harbor, and Valley Creek are in
the vicinity.
ii. Willthe project require any work over, in, or adjacent to (within 200
feet) the described waters? Yes ruo n Xf
yes, please describe and attach
available plans.

ii¡. 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. lndicate the source of fill material:
NlA
iv. Will the proposal require surface water withdrawals or diversions?
Yes n No X Give general description, purpose, and approximate
quantities if known.

v. Does the proposal lie within a 100-year floodplain? Yes E No Xtr

lf yes, note location on the site plan.

vi.
Does the proposal involve any discharges of waste materials to
surface waters? lf so, describe the type of waste and anticipated volume of
discharge.
No.

B. Ground:
i. Will ground water be withdrawn, or will water be discharged to
ground water? Yes ruo [ X
Give generaldescription, purpose, and
approximate quantities if known.
Environmental Checklist
P7 19-7 6
Page 6 CITY USE ONLY
The foundations have been designed above the water table, therefore no
groundwater removal is expected or planned. Approximately 9,000 CY of soil
will be excavated for below-grade parking and foundations.
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 applícable), or the number of animals or humans the system(s) are
expected to serve.
N/A
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? lf so, describe.
The source of water runoff is from precipitation. Runoff is expected from the
building roof and paved surfaces on the project sÍe. Sfom water runoff will
be divefted to existing City storm water sysfem and kept onsite with
landscaping in the project.
ii. Could waste materials enter ground or surface waters?
YesXNoX
lf so, generally describe how and what.
Fuel or lubricants which might leak from vehicles in the parking garage will be
captured in an oil/water separator at the catch basin fåaf seryes the parking
garage.
D. Proposed measures to reduce or control surface, ground, and
runoff water impacts, if any:
Runoff will be mitigated through landscaping within the project.
4. PLANTS
A. Check the type of vegetation found on the site:
f deciduous treer alder, maple, aspen, other:
f] evergreen tree: fir, cedar, pine, other:
I shrubs
! grass
pasture
crop or grain
wet soil plants: cattail, buttercup, bullrush, skunk cabbage,
water plants: water lily, eelgrass, milfoil, other:
Other types of vegetation:

B. What kind and amount of vegetation will be removed or altered?

None. The existing srte rb primarily covered with asphalt for a surface parking
lot and a 2-story building.
Environmental Checklist
?7 19-7 t,
PageT CITY USE ONLY
C. Proposed landscaping, use of native plants, or other measures to
preserve or enhance vegetation on the site, if any.
Upon approval of a Conditional Use Permit, a full landscaping plan will be
developed for the project, including sfreef trees and use of native
vegetation.

5. ANIMALS
A. Check 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 [l
f eagle songbirds n other:
Mammals deer I bear I elk X beaver I other
fþ!: bass f salmon fi trout ffi herring fi shellfish X other

B. Threatened or endangered species known to be on or near the site.

(please identify): Short Tailed Albatross, Streaked Horned Lark, Marble Murrelet,
Spotted Owl, Chinook Salmon, Chum Salmon, Sockeye Salmon, Leatherback
Turtle, Steelhead, BullTrout, and Orcas.
C. ls the site part of a migration route? Yes X No f
lf so, explain. Stfe is located along the Pacific Flyway migration route -
the majorflway for migratory birds in America extending fram Alaska
to Patagonia.
D. Proposed measures to preserve or enhance wildlife.
N/A
6. ENERGY AND 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.
Electricity will be used for potential energy needs. Natural gas will be used for
cooking and heating/cooling.
B. Would your project affect the potential use of solar energy by
adjacent properties?
YestrNoX
lf so, generally describe. N/A
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.
The project will be designed to the 2015 Washington State Energy Code. A
more comprehensive design will be developed upon approval of the
Conditional Use Permit.
7. ENVIRONMENT HEALTH
1. 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? lf so, describe.
Environmental Checklist
Page 8
PZ 1e"7 6
CITY USE ONLY
N/A
i. Describe special emergency serv¡ces that might be
required.
N/A
ii. Proposed measures to reduce or control environmental
health hazards, if any.
N/A
2. NOISE
i.
What types of noise exist in the area which may affect your
project (for example: traffic, equipment, operation, other)?
Normal downtown traffic noise is expected and taken into account in the
design.
Regular but infrequent ship horn from the Blackballferry and other merchant
såþs are expected.
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.
Normal construction rclated noLse rc expected to occur during construction.
This would include heavy equipment use during civil work, and normal
construction noise during the life of the project (e.9. generators, compressors)
ii¡. Proposed measures to reduce or control noise impacts, if
any:
Wall construction and use of double pane glazing will address bofh energy
code and noise control.
8. LAND AND SHORELINE USE
A. What is the current use of the site and adjacent properties?
Majority of cu¡rent sde rs a surtace parking lot.
East end of the sde rs a 2-story retail structure.
West of the sde is the Nofth Olympic Healthcare building.
Soufh of the sife, across the alley, are the Washington Sfafe Socia/ and
Health Servrbes Depaftment building and a row of retailsfrucfures.
B. Has the site been used for agriculture? Yes n ruo X ff so,
describe.

C. Describe any structures on the site.

2-story wood construction retail building.
D. Will any structures be demolished? Yes X No n lf so, what?
The existing Z-story retail building.
E What is the current zoning classification of the site?
17.24 CentralBusrness District.
Environmental Ghecklist PZ 19-7 ()
Page 9 CITY USE ONLY
F. What is the current Comprehensive Plan designation of the site?
Commercial
G. What is the current Shoreline Master Program designation of the
site?
N/A the project is adjacent to High lntensity Mixed-Use (H\-MU)
Envìronment (Segment L) - page 19-2A of Poft Angeles Shoreline Master
Program (ver. Oct 21, 2014)
H. Has any part of the site been classified as an "environmentally
sensitive" area?
Yes I No X ffso, speciff.
N/A
l. How many people would reside or work in the completed project?
2-4 Resident employees, 20-25 Retailemployees, 83-166 Resrdenfs
J. Approximately how many people would the completed project
displace?
0 People will be displaced.
K. Proposed measures to avoid or reduce displacement impacts, if
any:
N/A
L. Proposed measures to ensure the proposal is compatible with
existing and projected land uses and plans, if any:
The proposed project requires a Conditional Use Permit approvalfor a height
variance. The proposed ô-story structure height is 69' above average grade.

9. HOUSING
M. Approximately how many units would be provided,rt any? 83 Units
lndicate whether high, middle, or low-income housing.
Middle and high-income housing
N. Approximately how many units, if any, would be eliminated? 0
Units
lndicate whether high, middle, or low-income housing.
NlA
O. Proposed measures to reduce or control housing impacts, if any.
N/A- Adding houslng only
10. AESTHETICS
1. What is the tallest height of any proposed structure(s), not including
antennas; what is the principal exterior building material(s) proposed?
The tallest height will be approximately 68'-10" above the average existìng
grade on the sÍe. Principal exterior building materials will be glass
cuñainwalls, fiber-cement panels, metal panels and metal roofing.
Environmental Checklist
PZ 1çj-7 6
Page 1 0 CITY USE ONLY
2. 2. What views in the immediate vicinity would be altered or
obstructed?
Views of the properties due south of the project will be affeeted (Washington
Sfafe Social and Health Servrbes Depaftment building and a row of retail
structures)
3. 3. Proposed measures to reduce or control aesthetic impacts,
if any.
The structure above level 3 is reduced on both ends to open views to the
watertront along the noñh/south axis.
rT. LIGHT AND GLARE
A. What type of light or glare wíll the proposal produce? What time of
day would it mainly occur?
lnterior building lighting will pass through fhe g/ass walls and doors to the
surrounding street front. Exterior building downlights at the building entries
and exit doors will be provided. Pole lighting and tree uplights will be included
in landscaped areas. No significant glare is expected to be produced by the
new building.
B. Could light or glare from the finished project be a safety hazard or
interfere with views?
N/A
C. What existing off-site sources of light or glare may affect your
proposal?
N/A
D. Proposed measures to reduce or control light and glare impacts, if
any
N/A - Lighting levels are designed to be below the limitations of the
Washington State Energy Code.
I2. RECREATION
A. What designated and informal recreational opportunities are in the
immediate vicinity?
City owned Waterfront Park and Olympic Discovery Trail
B. Would the proposed project displace any existing recreational
uses?
Yes No X lf so, describe
N/A
C. Proposed measures to reduce or control impacts on recreation,
including recreation opportuníties to be provided by the project or
applicant, if any.
N/A
13. HISTORIC AND CULTURAL PRESERVATION
A. Are there any places or objects listed on, or proposed for, national,
state, or local preservation registers known to be on or next to the
síte? Yes [ ruo X
Environmental Ghecklist
?z 19-7 ()

Page 11
CITY USE ONLY
lf so, generally describe:
N/A
B. Generally describe any landmarks or evidence of
historic,
archaeological, scientific, or cultural importance known to be on or
next to the site.
N/A
C. Proposed measures to reduce or control impacts, if any:
N/A
14. TRANSPORTATION
A. ldentífy public streets and highways serving the site and describe
proposed access to the existing street system. Show on site plans,
if any.
Access to the project will be serued by W Front Sfreef and N Oak Street, with
access to the parking garage off the alley.
B. ls site currently served by public transit? Yes X No n f not,
what is the approximate distance to the nearest transit stop?
A Clallam Transit Öus sfop located along W Front Sf r.s wfñin % block from
the residential entrance and retail. The Poñ Angeles Ferry Tenninal is two
blocks no¡theast of the project site.
C. How many parking spaces would the completed project have?
There will be 302 onsite parking spaces provided in this project.
Existing on-street parking to remain.
How many would the project eliminate? None
D. W¡ll the proposal require any new roads or streets, or
improvements to existing roads or streets, not including driveways?
lf so, generally describe (indicate either public or private).
None
E. Will the project use (or occur in the immediate vicinity of) water,
rail, or air transportation? Yes X No f] lf so, generally
describe.
Patrons using the Ferry Tenninal
F. How many vehicular trips per day would be generated by the
completed project?
(#) Unknown. lf known, indicate when peak volumes would
occur(dates/times).
N/A
G. Proposed measures to reduce or control transportation impacts, if
any.
As a mixed-use project with rcsidenfial uses in the development, we expect
resrdenfs will be encouraged to walkto nearby downtown destinations.
Environmental Ghecklist
FZ 19-76 i

Page 12 CITY USE ONLY

15. PUBLIC SERVICES
A. Would the project result in an increased need for public services
(for example?: fire protection, police protect¡on, health care,
schools, other)? Yes n No X
lf so, generally describe.
N/A
B. Proposed measures to reduce or control direct impacts on public
services, if any.
N/A
16. UTILITIES
A. Check any utilities currently available at the site:
electricity ffi refuse service I telephone X sanitary
sewer X
B. Describe the utilities that are proposed for the project, the utility
providing the service, and the general construction activities on the
site or in the immediate vicinity which might be needed.
Water, Sanitary Sewe4 electricity, and natural gas will be City provided.
Refuse Collection will be City provided - no construction activities required.
Cable and Telephone will be seruiced by local seruice provider (to be
determined).
17. ECONOMTCS
A. lf the proposal will result in expansion of an existing business,
please describe the nature of the expansion: (e.9., additional land
and/or buildings, new equipment, new employees).
A new restaurant will be constructed to replace an existing.
B. lf the proposal is the creation of a new business, please describe
(e.9., re-use of an existing building and site, construction of a new
building).
The proposed pro;ject includes street-level retail and a restaurant, which will
generate both employment for the local community and attract patrons from
the surrounding area.
C. Describe if the proposal is the first of its type in the community, or
what the similar uses are.
NC there are other condominium/apaftment projects with retail in the
community.
D. How many people will the proposal provide employment for at its
completion and what types of jobs will be created (e.9., sales
clerks, factory workers, etc.)? 20-25 employees for retail,
restaurant positions, and managerial and maintenance staff for the
condomin ium/apartment.
(Jobs created by the construction of the proposal should be reported separately.)
Environmental Checklist
P7 19-7 6 I
.t
.l

Page 1 3 CITY USE ONLY

E. Where will the materials, goods or services utilized by the proposal
come from?
It is our intent fo use as many local and Peninsula area businesses in fhe
construction process and the operation of the building. Specialized
construction materials will come from off the Peninsula.
F. Where will the goods or services produced by the proposal be
utilized?
N/A
G. Who will utilize the goods or services produced by the proposal?
The retail and restauranf business will caterto the community.
H. Will the proposal alter the tax assessments of the area?
The proposed project is likely to encourage additional economic development
in the downtown area and has the potential to increase the valuation of
downtown propefties.
Environmental Checklist ?v. 19-7 6
Page 14 CITY USE ONLY

Endangered Species Act (ESA)

Supplemental Checklist
Answer to the best of vour knowledqe.

This checklíst was developed to help project proponents and government

agencies identify when a project needs further analysis regarding potential
adverse effects on Endangered Species as required by the Endangered Species
Act (ESA). For our purposes, "ESA listed species" are anv species listed as
endanqered. threatened. or beinq considered for listinq.
This supplemental checklist is for all development within ESA Potential lmpact
Areas, which include the following locations:
o Federal Emergency Management Act (FEMA) designated floodplain and/or
floodway areas;
r Riparian Buffer Zones (RBZ) as described by the Dept of Natural
Resources 2007 stream typing system and WDFWs 1997 stream buffer
guidelines; and/or
. Channel Migration Zones (CMZ) plus 50'as identified according to Dept of
Ecology 2003).
lf ESA listed species are present or ever were present within the ESA Potential
lmpact Area where your project will be located, your project has the potential for
affecting them, and you must comply with the ESA. The questions in this section
will help determine if your proposed project could have an impact.
The Port Angeles regional watershed is an area where several endangered
species have historically been present. Please answer the following questions to
the best of your knowledge to assist the city in determining if your project wíll have
adverse impacts to ESA species or their habitats.
Port Angeles Gommunity and Economic Development Department staff can
provide technical assistance in answering the following questions in this checklist.
lf necessary, the Washington Department of Fish and Wildlife (WDFW) regional
office can also provide information to help you answer these questions.
PROJECT SPECIFICS: The questions in this section are specific to the
project and vicinity.
1. Do you know of any endangered species or WDFW priority species on or
in the vicinity of your project? Yes[lNo I
lf yes, identify those species: Shod Tailed Albatross, Sfreaked Horned Lark,
Mañle Munelet, Spoffed Owl, Chinook Salmon, Chum Salmon, Sockeye
Salmon, Leatherback Tuftle, Steelhead, Bull Trout, Orcas
2. Name of waterbody nearest to your project: Strait of Juan De Fuca
3. What is the distance from your project to the nearest body of water? The
nearest point of the new building will be approximately 340 feet from the Strait.
Often a buffer between the project and a stream can reduce the chance of a
negative impact to fish.
4. What is the current land use adjacent to the potentially affected water body
(developed including commercial, parking lots, residential, paved and/or graveled
sttrfaces, agriculture, forestry, etc)? The project súe is bounded by W Front St
(north), N Oak Sf (easf), an alley (south), and a 2 story commercial building
 I Ì. !

Environmental Checklist P7 19-7 6 ifl

Page 15 CITY USE ONLY

(west). Front Street and the City's Watertront Park exr.sfs between the project site
and the Strait.
5. What ís the predominant vegetative cover between the project and the
potentially affected water body (dense forest, woodland, scrub, grasses, efc)?
Grass and sand beach
6. ls the project above a barrier to fish passage:
. natural permanent barrier (waterfall):Yes n No X
. naturaltemporary barrier (beaver pond): Yes I No X
o human-made barrier (culvert, dam): Yes I tt¡o X
. other:Yes n No X ffyes, explain: MA
lf you answered yes to the questions above, describe the barrier and source of
information:
N/A
7. lf you answered yes to question 7 above, are there any resident salmonid
populations above the blockage? Yes ruo f fl
Don't know f
L Percent of the project as impervious surface (includes pavement & roof
area)? 98%
FISH MIGRATION: The questions in this section will help determine if this
project could interfere with the migration of adult and juvenile fish. (Both
lncreases and decreases in water flows can affect fish migration.)
1. Does the project require the withdrawal of:
i. Surface water? Yes f No X
Amount
Name of surface water body
ii. Ground water? Yes I No X
Amount
From where
Depth of well
(lf you answered yes to any of the above guesfions, you will need to contact
the Washington Department of Fish and Wildlife and the Washington
Department of Ecology to obtain appropriate approvals)
2. Willany water þe rerouted? Yes X [ ruo
lf yes, willthis require a channel relocation? yes f No X
Please describe;
3. Willthere be retention or detention ponds?
YesfNoX
lf you answer yes, will this be an infiltration pond or a surface discharge to
either a municipal storm water system or a surface water body?
YesINon
lf you answer "yes" to a surface water discharge, please give the name of the
waterbody that will receive the discharge:
Environmental Ghecklist
Page 16
PZCITY1 9- 76
USE ONLY

4. Will this project require the building of any temporary or permanent roads?
Yes I No X (ncreased road distance may affect the timing of water
reaching a stream and may impact fish habitat.)
5. Are any new or replacement culverts or bridges proposed as part of this
project? Yes I No X
6. Willtopography changes affect the duration/direction of runoff flows?
Yes I No X lf yes, describethechanges:
7. Will the project involve any placement of fill within the ESA Potential
lmpact Area? Yes I No X
lf you answered yes, describe expected impacts on flood storage and/or flood
conveyance and how these impacts will either be avoided or mitigated:

WATER QUALIW: The questions in this section will help determine if this
project could adversely impact water quality for either surface or
groundwater. Such impacts can cause problems for listed species. (Water
quality can be made worse by runoff from imperuious surfaces, altering
water temperature, discharging contaminants, etc.)
1. Do you know of any problems with water quality in any of the streams
within ESA Potential lmpact Areas? Yes Noffi T
(lnformation on impaired water bodies can be obtained from Washington
Depañment of Ecology)
lf you answered yes, describe: Valley Creek Estuary (DNR Owned/City
Leased propeñy) is a 303(d) listed body of water according to DOE Washington
State Water Quality Assessmenf listing: Bacteria-Caf 5; Brbassessment-Cat 1;
Disso/ved Oxygen-Cat 2; Turbidity-Cat 2.
2. Willyour project either reduce or increase shade along or over a
waterbody?
Yes tr No X
(Removal of shading vegetation or the buitding of structures
such as docks or floats often result in a change in shade).
lf you answered yes, please describe.
Will the project introduce any nutrients or other contaminants (fertilizers, other
waste discharges, or storm water runoff) to the waterbody? Yes I No X
3. Willturbidity be introduced to a water body by construction of the project or
during operation of the project? Yes I No X
(ln-water or near water work will often increase turbidity.) lf you answered yes,
consult with Washington Department of Ecology to ensure compliance with water
quality regulations.
\Mllyour project require long term maintenance that could affect water quality
in the future, e.9., bridge cleaning, highway salting, chemical sprays for
vegetation management, clearing of parking lots? Yes X f.¡o n lf yes,
please describe: Landscaping will consrsf of native trees, shrubs and
groundcover. They will require regular pruning to maintain shape, size and
strength. Groundcover will require regular weeding during the growing
season. Parking garage maintenance will be captured in an oil/water
Environmental Checklist
?7 19-7 6
Page 17 CITY USE ONLY
separator at the catch basin fhaf serves the parking garage and discharye to
cw's system.
4.
VEGETAT¡ON: The following questions are designed to determine if the
project will affect riparian vegetation, thereby, adversely impacting salmon.
1. Will the project involve the removal of any vegetation from the stream
banks?
Yes n No Xlf you answered yes, ptease describe the existing conditions,
and the amount and type of vegetation to be removed: MA
lf any vegetation is removed from a riparian area, a mitigation plan will be
required, please provide a copy of the plan if available. Describe briefly what your
proposed mitigation would consist of: l,l/A

EIE: Most applicants should have the information necessary to answer

most of the questions in this checklist. Additional information will need to
be obtained from local and state agencies if it appears that the project is
likely to affect ESA listed species.
RESOURCE AGENCIES:
Washington Department of Fish and Wildlife Website
http://wdf,ru,wa.qov/
This site has useful information on fish habitat.
Washington Department of Ecology Website
www.ecv.wa.qov
National Marine Fisheries Services Website
Evolutionarily Significant Unit (ESU) maps can be found at
wu rv.nwr.noaa.qov
 FZ 19-76',i
Environmental Ghecklist
Page 18 CITY USE ONLY

NON.PROJECT SPECIFIC ACTIONS:

Complete this section only if your proposal involves a non-project speciftc
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 fhese guesfions 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 generalterms.
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?
N/A
Proposed measures to avoid or reduce such increases:
N/A
2. How would the proposal be likely to affect plants, animals, fish, or marine
life?
N/A
Proposed measures to protect or conserve plants, animals, fish, or marine
life:
N/A
3. How would the proposal be likely to deplete energy or natural resources?
N/A
Proposed measures to conserve energy and natural resources:
N/A
4.How would the proposal be likely to use or affect environmentally
sensitive areas or areas designated (or eligible or under study) for governmental
protection; such as parks, wilderness, wild and scenic rivers, threatened or
endangered species habitat, historic or cultural sítes, wetlands, floodplains, or
prime farmlands?
N/A
Proposed measures to protect such resources or to avoid or reduce impacts:
N/A
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?
N/A
Proposed measures to avoid or reduce shoreland and land use impacts:
N/A
6.How would the proposal be likely to increase demands on transportation
or public services and utilities?
N/A
Proposed measures to reduce or respond to such demand(s):
 PZ 19-7 6
Environmental Ghecklist
Page 19 CITY USE ONLY

I
7. ldentify, if possible, whether the proposal may conflict with local, state, or
federal laws or requirements forthe protection of the environment.
I
 P7 19-7 6
Environmental Checklist
Page 20 CITY USE ONLY
By affixing my signature hereto, l/we certify and declare under penalty of
perjury that the information furnished herein is true and correct to the best
of my knowledge and that I am the owner of the premises where the work
is to be performed or am acting as the owner's authorized agent. I further
agree to hold harmless the City of Port Angeles as to any claim (including
costs, expenses and attorney's fees incurred in the investigation of such
claim) which may be made by any person, including the undersigned, and
filed against the City of Port Angeles, but only where such claim arises out
of the reliance of the City, including its officers and employees, upon the
accuracy of the information provided to the City as a part of this application.

I further agree that City of Port Angeles staff may enter upon the subject
property at any reasonable time to consider the merits of the application, to
take photographs and to post public notices.

SIGN

NAME:

DATE:

DATE:
 ?7 1e-7 6
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Conditional Use Permit Application Anian Shores

120 N Oak Street, Port Angeles, WA

09t'12t19

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120 N Oak Street, Port Angeles, WA

9t12t2019

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120 N Oak Street, Port Angeles, WA

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120 N Oak Stræt, Port Angeles, WA

9t12t2019

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120 N Oak Street, Port Angeles, WA

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120 N Oak Street, Port Angeles, WA

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120 N Oak Street, Port Angeles, WA

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120 N Oak St¡eet, Port Angeles, WA

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