HomeMy WebLinkAbout07/19/2005 MINUTESMinutes for
Planning Commission Regular Meeting
July 19, 2005
I. Call to Order
The meeting was called to order by Commissioner Streissguth at 5:30 p.m.
II. Roll Call
Those present were: Commissioner Cockburn, Commissioner Friedberg -Nerf, Commissioner
Hoell, Commissioner Kennedy, Commissioner Kosusko, Commissioner Nelson, and
Commissioner Streissguth. Quorum certified.
M. Approval of Agenda
Commissioner Streissguth introduced the agenda. She suggested a change be made to the
agenda to have the Business portion of the meeting moved ahead of the Workshop. A motion
was made by Commissioner Friedberg -Nerf and seconded by Commissioner Nelson to
approve the agenda as amended. Called for a vote: Cockburn: Yes; Friedberg -Nerf: Yes;
Hoell: Yes; Kennedy: Yes; Kosusko: Yes; Nelson: Yes; and Streissguth: Yes. The motion
carried.
IV. Approval of Minutes
The minutes of the Regular Meeting held on June 21, 2005 were presented for approval by
Commissioner Streissguth. A motion was made by Commissioner Nelson and seconded by
Commissioner Friedberg -Nerf to approve the Regular Meeting Minutes of June 21, 2005,
as presented. Called for a vote: Cockburn: Abstain; Friedberg -Ner£ Yes; Hoell: Yes;
Kennedy: Yes; Kosusko: Abstain; Nelson: Yes; and Streissguth: Abstain. The motion carried.
V. Public Meeting
A. Call To The Public (public comments on any item not on tonight's agenda).
Commissioner Streissguth asked if there were any comments from citizens. Seeing
none, she closed this portion of the meeting.
B. Public Hearing:
1. Text Amendment to 21.02.670 of the B1lIC: Chris Hugo, Director of
Community ]Development, gave the Staff Report on the proposed amendment to the text
of 21.02.670, Required Off - Street Parking Spaces. It is proposed to add a fourth
exemption from off - street parking for the Neighborhood Business zone(s) that lie within
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a Neighborhood Center Core to provide some relief for existing buildings with a new
occupancy. The proposal reads:
"Any remodel, expansion, alteration or change in use or tenancy of an existing
building on a site zoned Neighborhood Business within a Neighborhood Center
designated in the Comprehensive Plan, is exempt from the first ten parking spaces
otherwise required in Figure 670(b), provided:
i. For sites with multiple uses or structures, the reduction shall be applied
to the entire site and not to individual uses;
ii. When a use is non - conforming as to the number of off-street parking
spaces, it shall not reduce the number of existing spaces.
There was brief discussion clarifying the use of numbered figures. Commissioner
Kosusko asked if this amendment could be applied to other zones in addition to the NB
zone. Chris explained that the concept of this proposal should carry forward into Title
20, and will be seen in the generic parking standards in zoning package #4.
Commissioner Streissguth opened public comment on this item.
Heidi and Lo Yoximer (2720 15 Street, Bremerton, Washington 98312): "This
amendment to the parking is really important to us. We've been working really hard on
the building located on the corner of 15 and Wycoff. It's zoned for commercial, it's
zoned for a cafe, and it's also in a Neighborhood Center. So this has been kind of one of
those things that has been kind of holding us from getting to actually open. We're to the
point where we can put the restaurant equipment in and all the neighbors are excited and
they're telling us to stop fixing up the building because they're hungry. And so this is
just really important. We'd like to be open by October and so with the way it's written,
any help would be appreciated. Thanks."
Commissioner Streissguth asked for additional public comments. Seeing none, she
closed this portion of the Public Hearing.
Commissioner Streissguth asked the commissioners if they had any comments or
questions regarding this item. Seeing none, she asked for the amendment to be put to a
vote. A motion was made by Commissioner Kosusko and seconded by
Commissioner Kennedy to move forward to the City Council the ordinance to
amend 21.02.670 of the Bremerton Municipal Code to include a fourth exemption
for parking to read:
(4) "Any remodel, expansion, alteration or change in use or tenancy of an
existing building on a site zoned Neighborhood Business within a
Neighborhood Center designated in the Comprehensive Plan, is exempt from
the first ten parking spaces otherwise required in Figure 670(b), provided:
i. For sites with multiple uses or structures, the reduction shall be applied
to the entire site and not to individual uses;
ii. When a use is non - conforming as to the number of off - street parking
spaces, it shall not reduce the number of existing spaces.
Called for a vote: Cockburn: Yes; Friedberg -Nerf: Yes; Hoell: Yes; Kennedy: Yes;
Kosusko: Yes; Nelson: Yes; and Streissguth: Yes. The motion carried.
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2. Amendment to Figure 130 and Figure 140, Appendix to the BMC. Chris
Hugo gave the Staff Report on the proposed amendment to Figures 130 and 140,
Appendix to the BMC. Currently in the MR zone (High- Density Residential), zero lot -
line, attached single - family development is not allowed unless it is within a PUD. Chris
gave a brief explanation of current site setbacks. The proposed change would allow
outright in the MR zone zero lot -lines without a PUD as well as gaining land efficiency
by changing the side yard setback requirements. Minimum lot sizes for each zone would
stay with the current standards; the minim lot size in the MR zone is 5,000 square feet.
Commissioner Streissguth opened public comment on this item. Seeing none, she
closed this portion of the meeting. She then asked for additional comments or questions
from the commissioners. Again, there were none. A motion was made by
Commissioner Kennedy and seconded by Commissioner Hoell to recommend to
City Council for approval the amendments to Figure 130 and Figure 140, Title 21
Appendix of the Bremerton Municipal Code relating required setbacks and allowed
uses for zero lot -line single -unit attached dwellings in an MR zone. Called for a vote:
Cockburn: Yes; Friedberg -NerE Yes; Hoell: Yes; Kennedy: Yes; Kosusko: Yes;
Nelson: Yes; and Streissguth: Yes. The motion carried.
3. Zoning Package #3 proposing six neiv zoning chapters: City Core
Residential (20.78), Master Development (20.80), Neighborhood Business (20 82),
Limited Commercial (20.84), Freeway Corridor (20.866), and Marine Industrial
(20.88). Matthew Keough, Growth Planner, presented the Staff Report on this item. It
was decided to cover all chapters before opening the forum to public discussion, but have
questions from commissioners at the end of each chapter presented.
City Core Residential is a zone that is recognized for its geography among the
downtown core centers: the Downtown Regional Center, the Manette Neighborhood
Center, and the Harrison Employment Center. This zoning allows for higher residential
density, including multi- family units. Generally, the residential zoning for CCR is R -10,
but a bonus of attached multi- family units of up to 20 units per acre in developments of
ten acres or more can be applied by integrating sites with the trail systems connecting the
three downtown core centers.
Commissioner Kosusko had concerns over the size of the development required for the
bonus. Chris explained that this requirement was consistent with the Comprehensive
Plan for larger redevelopment sites
Master Development Zone is a mechanism to advance sub -area planning in specific
areas of the city designated in the Comprehensive Plan: East Park, West Park, the Health
District area off of Austin Drive, the Harrison Employment Center, the Northwest
Corporate Campus Employment Center, and the Port Blakely Employment Center. This
zone would not show on the zoning map, but rather allows for sub -area planning where
development standards are written which then becomes the text of a rezone. This will
involve legislative roles rather than quasi-judicial roles. Chris explained that this works
as a zoning "placeholder" for future development in areas that, through the
Comprehensive Plan, currently have generic development standards. As those sites
become developed, new standards will be written and adopted into the zoning map
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through the amendment process. Robert Grumbach, Current Planner, provided
development guidelines, the most important being consistency with the Comprehensive
Plan's community character goals and policies. Also covered were open space, nearby
neighborhoods, streetscapes, parking and landscaping requirements, and signage.
Commissioner Kennedy asked what the length of time would be from when the
developer first meets to issuance of permits. She wondered why a developer wouldn't
just apply for a Plarmed Unit Development (PUD) instead of going through this lengthy
process. Chris explained that there are no standards in place for those particular areas
and this is an opportunity for the developer to be an active participant in creation of the
land use plan. Robert explained that, depending on the applicant's design, the sub -area
planning process could take two or three months; it would then have to go to the Hearing
Examiner for approval. A PUD would not necessarily work for these specific areas
because of a Iack of established parameters. Commissioner Cockburn expressed
concerns for properties in the Harrison Employment Center that are being developed that
might be held up in the development process by sub -area planning. Robert explained
that the Master Development is a mechanism for larger scale development and the
smaller projects can continue as they have in the past. Commissioner Cockburn asked
if East Park would deviate from the R -10 [density]. Chris spoke about the potential of
East Park to be more than what background zoning could achieve. He expects the density
in East Park to be 12 — 14 dwelling units per acre, providing the developer can come up
with a plan that is beneficial to the surrounding community. Also, because of the
multiple ownerships that occur in the Harrison Employment Center, if there is an existing
developer agreement the developer has the option of using either the Master
Development process or the continuing the project under the guidelines of the
development agreement.
Neighborhood Business Zone designation is designed for the few neighborhoods in the
city that lack walkable access to the Comprehensive Plan's Centers. Matthew used the
area around 6"' Street and Veneta as an example of this. The businesses would be limited
to small parcels and buildings under 10,000 gross square feet with the intent of serving
the immediate neighborhood area. Development standards put the buildings forward
toward street with parking generally in the rear. Signs will be monument and not
exceeding six feet in height. Commissioner Kosusko noted that under Conditional Uses,
no live entertainment is allowed. Cafe Destino is located in a Neighborhood Business
zone and has live music as well as outdoor movies. Chris commented that that is
something to be taken into consideration while working: on this draft. There was
discussion regarding landscaping requirements, specifically the wall between the business
and a residential area. Chris explained the need of buffering between the two uses,
adding that other cities use this type of screening.
Limited Commercial Zone is intended to recognize the community's existing general
commercial districts outside the designated boundaries of Centers on lots zoned General
Business (GB) in the City or an equivalent designation in the County and to encourage
redevelopment. Development standards include a maximum building height of 50 feet
and a maximum building size of 15,000 gross square feet. Areas around Perry Avenue
and in Navy Yard City would fit the intent of this zoning.
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Freeway Corridor Zone is designed to identify areas around the freeway such as Auto
Center Boulevard which currently have an intense commercial use. A wide variety of
uses are allowed in this zone; prohibited uses include _junk yards, residential, motion
picture theaters, and any use with a significant adverse impact on less intense uses in
neighboring residential zones.
Commissioner Friedberg -Nerf questioned the difference between industrial and heavy
industrial. Matthew referred her to the definitions of uses.
Commissioner Kosusko asked why, if residential uses were prohibited, were Class II
group homes were allowed. Robert explained that Class II residential homes are not
really residential; they are facilities where inhabitants are not allowed to leave the
premises unsupervised such as a half-way house. These types of facilities are usually not
welcomed in designated residential zones.
Commissioner Cockburn asked about the intention of buffering, specifically businesses
that display their inventory on the freeway side of their lot. His concern was that if the
business was required to screen their wares, there would be a decrease in their revenues.
Commissioner Kennedy suggested including an exemption for freeway views.
Marine Industrial Zone is intended to provide for areas of marine - related light industrial
uses within a waterfront - oriented complex. It allows industrial uses as well as accessory
retail such as small restaurants and boat sales. The provisions have been written in order
to capture shoreline use and access as well as to encourage industrial use.
Commissioner Streissguth opened public comment on all six zones presented. Seeing
none, she closed this portion of the meeting. She then asked for discussion from the
commissioners.
Commissioner Friedberg -Nerf asked if the Public Sector Redevelopment discussed at
the June 21, 2005 workshop was the same as the Master Development Zone. Robert
explained that the Public Sector Redevelopment site is a Comprehensive Plan designation
and not a zone.
Commissioner Streissguth returned to the Neighborhood Business zone, specifically the
prohibition of live entertainment. The use of Cafe Destino's property for an outdoor
farmer's market was also spoken of After much discussion, it was unanimously decided
to strike sub -item 2 of §20.82.040, Conditional Uses, and to reduce the size of general
retail and personal services from 10,000 gross square feet to 5,000 gross square feet in
both 20.82.020, Outright Permitted Uses and 20.82.060, Development Standards. In
Landscaping Requirements, it was decided to amend §20.82.090(a)(1) to read: "A solid,
view - obscuring wall or fence at least 6 feet in height;" and that change would be
consistent throughout all chapters.
The discussion moved to Freeway Corridor. Chris pointed out in Landscaping
Requirements ( §20.86.090), buffering is required except for areas used for display of
vehicles or products for sale or lease. After much discussion, it was decided to not make
any changes to this section.
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A motion was made by Commissioner Kennedy and seconded by Commissioner
Nelson to move forward to City Council for approval Zoning Package #3 with the
following amendments:
1. Reduce the size of general retail and personal services from 10,000 gross
square feet to 5,000 gross square feet in both 20.82.020, Outright Permitted
Uses and 20.82.060, Development Standards,
2. Strike sub -item 2 of §20.82.040, Conditional Uses;
3. Amend §20.82.090(a)(1) to read: "A solid, view - obscuring wall or fence at
least 6 feet in height;" and that change would be consistent throughout all
zoning chapters.
Called for a vote: Cockburn: Yes; Friedberg -Nerf. Yes; Hoell: Yes; Kennedy: Yes;
Kosusko: Yes; Nelson: Yes; and Streissguth: Yes. The motion carried. .
VI. Business Meeting
A. Chairman's Report: Commissioner Streissguth thanks Commissioner Kennedy for
chairing last month's meeting in her absence. She also thanked staff for the hard work
they've put into preparing for the workshops.
B. Director's Report: Chris. Hugo .reported applications for the Planning Manager
position have been coming in; a color brochure had been distributed to encourage
additional applicants. To date, five applicants had been selected to be interviewed by a
panel of City directors, as well as the City Planning staff. It is hoped that . a replacement
for Paul Rogerson will be selected by August.
C. Old Business: None.
D. New Business: Matthew Keough spoke of the East Park community meetings,
the next which will be on Tuesday, July 26, 2005 at the Manette Senior Center.
Matthew asked for Commissioners to attend the meetings as representatives of the
commission.
Matthew asked for discussion of additional meetings of the Planning Commission
to stay on schedule for all zoning packages to be presented to City Council for
approval by October, 2005.
VII. Continuation of Public Meeting
C. Workshop: Matthew Keough, Robert Grumbach, and Geoffrey Wentlandt, City
Planners, presented Zoning Package #4 which had been mailed to the Commissioners prior to
the meeting. Zoning chapters to be covered were: 20.74 Business Core (BC), 20.75, Downtown
Core (DC), 20.76 Downtown Wateifront (DW), 20.90, Industrial Park (IP), 20.92, Employment
Center (EC), 20.94, Industrial (1), 20.96, City Utility Lands (CUL), 20.97, Watershed (WS),
20.98, Institutional (INST), and, time permitting, 20.79, ALIT. - red -Use Residential (MR.).
Geoff started with a description of the three downtown areas. Robert then gave an overview of
the Downtown Core, focusing on parking requirements for new development; existing buildings
can have parking exemptions under certain conditions. Surface parking lots would no longer be
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allowed, but parking structures would. Building heights were shown by area on a figure
provided. Commissioner Kosusko suggested making a change to the Design Standards to
designate a height instead of floor level for a change in fayade in the DC, DW, and BC zones
Design Standards. There was discussion on the definition of a drive- through. It was determined
that the definition of drive - through is if that was the business's primary source of service.
Robert suggested providing clarity of the term throughout the chapters.
Geoff moved on to Industrial Park (IP), reading the description of the intent of the zone. He
focused on the changes in Development Standards to better buffer residential areas.
Commissioner Hoell asked if the 8 -foot view - obscuring wall in Design Standards was directly
related to the larger sized buildings in the IP zone. Geoff explained that there would be more
intense uses as well as increased outdoor storage in the IP zone than other zones.
The next chapter reviewed was Employment Center (EC). Currently, the area around Harrison
Hospital is the only area designated for EC. The zone provides for integration of employment
activities with housing and commercial activities scaled to serve the employee population at the
Center. Commissioner Cockburn asked why drive- through lanes were prohibited. It was
explained that this guidelines falls within the Comprehensive Plan's definition of a Center with
walkable services. Building heights for non - residential buildings were set lower than residential
so the view would not be obscured. There was also discussion on parking requirements as well
as the availability of grocery stores.
Geoff continued with Industrial (I), City Utility Lands (CLTL), Watershed (WS), and
Institutional (INST) zones. He reviewed each chapter and referred the Commissioners to the
proposed zoning map to show where the areas are located. There was discussion of creating
senior communities in the CUL near the golf course. There was also discussion of why the
boundaries of the EC and the Institutional zones around Harrison Hospital looked the way they
did. This was explained by Matthew and Geoff that those boundaries are taken from the current
zoning boundaries and is a good example of the need for sub -area planning in that part of the
City.
It was decided to continue the workshop at a Special Meeting in two weeks.
VIII. Adjournment
Meeting was adjourned at 8 :54p.m. The next Special Meeting is scheduled for August 2, 2005.
Respectfully submitted by:
d 4,6 i_ ,
Chris Hugo, Executive retary
Approved by:
Linda Streissguth, Chair
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