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HomeMy WebLinkAbout11/01/2005 MINUTESMinutes for City of Bremerton Planning Commission Special Meeting November 1, 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 Hoell, Commissioner Kennedy, Commissioner Kosusko, and Commissioner Streissguth. Quorum certified. Also present: Chris Hugo, Andrea Spencer, and Pam Wilson (City staff). III. Approval of Agenda Commissioner Streissguth introduced the agenda. It was agreed by general consensus to approve the agenda as presented. IV. Public Meeting A. Workshop Presentation of East Park Sub -Area Plan 1) Presentation given by Dick Bruskrud, Mithun Architects, Planners & Landscape = Architects _ on the East Park Sub Area Plan The presentation slides corresponded to the packets distributed to City Staff and Planning Commissioners prior to the workshop (included in this file). Dick gave an overview of the location of East Park, pointing out large trees on the site that will be integrated into the proposed design as well as a madrona forest along the west side of the site and a riparian forest along the east side. His presentation covered residential densities, street widths, open spaces, and new ideas for vehicle and pedestrian traffic flows. Commissioner Hoell asked for more information on the queuing lanes. Dick explained that on streets longer than 200 feet there would be a queuing lane to provide staging areas for emergency vehicles and to give passing space for cars coming from the opposite direction. Commissioner Streissguth asked if the traffic analysis on the queuing lanes reflected the volume of traffic generated by this project. Dick replied that there would be a low volume of traffic on the streets as most of the buildings are PIanning Commission Meeting November 1, 2005 Page I of 6 accessed through the alleys. The residences are provided two off-street parking spaces each so street parking would be mostly for visitors. i Commissioner Kosusko asked how many off-street parking spaces there were. Dick did not have a definite count for him but estimated one to two guest spaces per unit. Commissioner Cockburn wanted to know if trees would be planted in the two - foot wide tree planting areas shown in the alleys. Dick called it a public right of way and explained that every 30 to 60 feet there would be an eight foot open space. Commissioner Streissguth asked for clarification on the carriage houses and wanted to know if some of them would be "zero lot- line" garages with ADUs. Dick explained that the carriage houses are designated on lots at the perimeter of the development where the lots are wider at the back than they are at the front. This would provide enough room for the SFR to have a two car garage plus the carriage house which may or may not be attached, creating the need for a zero lot - line if they are attached. Commissioner Hoell asked for more information on the green streets. Dick gave a description of the green streets, one running north/south and the other running east/west. The streets would have sidewalks on both sides plus a planting strip down the center of the street with as few houses facing the street as possible. The streets are designed to connect open spaces and the forest areas. {_ Chris noted that the materials distributed by Mithun appeared to show an evolution of the design because some of what was presented at the beginning of the booklet changed further into the presentation. Dick agreed, saying that from page 34 on reflected the current presentation. The mixed use area to the south of the development is an example of this evolution. Chris reminded the Commissioners that they would be recommending to Council the proposed standards and not the sketches provided by Mithun. Commissioner Kosusko noted that the proposed plan reflected a density of less than 10 units per acre which is in line with the R -10 designation. He wanted to know if that density was still in effect. Dick replied that if they chose to use the minimum lot size on every lot that would increase the density by 113. He didn't anticipate that happening thus keeping the density at less than ten units per acre. 2) East Park Sub -.Area Stakeholders Comments: Commissioner Streissguth asked for Stakeholder comments. Deborah McDanieI: "I would like to encourage the developers and the commission. to consider strongly the commercial use at Wheaton. I think that strong communities need these third places to gather and form strong community connections and, personally, I'd like to see a tiny bit more than what's being ` Planning Commission Meeting November 1, 2005 Page 2 of 6 proposed. But I'd really like it be at street level where it's accessible to the residents and can provide some meaningful services and spaces for people... I would love it if the City would consider assisting, and if the developer would consider chipping in as well, to underground power along Schley. It could get things rolling that way — Manette's got a real tangle of wires that interfere with our views and it would just be a really nice premium addition that, I think, would go a long ways toward adding to the neighborhood, to the views, and ultimately, to property values. Thank you." Adam Brockus: "I've got one quick question to the architect: how wide is this `woonerf going to be? [16 feet]. Just a couple comments. First of all, I am encouraged that we are keeping mixed -use housing in the plan and considering that probably the median income for people in Bremerton is about $36,000 a year. Probably our affordable housing for that median income is probably between $125,000 and $145,000 home. I hope we keep that in mind when it comes to places like the carriage houses and the townhouses. Also, one of the things that I have enjoyed about Manette, something I love about it is that every house is different, whether this was by design, by Mickelson a century ago and his other people, or just a happenstance, every house in Manette is different and I hope we look into changing veneers, changing designs and making each one of our 408 --- 450 units be with the individual as an individual unit and look like an individual unit. Just one other thing: are you aware of an eagle's nest behind 2115 Winfield on the riparian forest side? [Yes]. OK, that's good. Thank you." Andrea pointed out to the Commissioners more Stakeholder comments gathered at previous meetings regarding East Park. Deborah McDanial made an additional comment (without the microphone), praising the developers for listening to the Stakeholders comments and concerns. 3) General Public Comment Commissioner Streissguth asked for comments or questions from the public. John Stokes: "I live outside of Bremerton but go through this area all the time. I'm concerned about one thing which I don't think relates to the architect's responsibility but which, as a result of increasing the density in this area, will affect the traffic, in particular. And that's the intersection [indicates Wheaton/Schley] — they come together. It's a complex intersection. Periodic traffic densities that increase going into the YMCA, the skating rink, and the skateboard area. People are coming to that intersection from Wheaton Way; they're coming to that from Schley, and they are going on to a one -way street so you've got left turns off Schley going up the one -way. At the same time you have people coming off of Wheaton that are intersecting there. When we add 400 or 800 more cars into that little traffic management issue, it or some other sort of traffic control considered. In terms of the general plan, it looks great." Floyd Johnson, Bremerton Ice Skating Center: "I wasn't here for the entire thing. On Schley, are you talking about narrowing Schley a little bit, making it a Planning Commission Meeting November 1, 2005 Page 3 of 6 smaller road? I missed that part. I wasn't sure it that's what I heard. [Schley would be widened an additional four feet, but parking would be established on both sides.] My concerns were that with the ice rink being there and also with the YMCA and of course the skate park that's coming in, on an average Friday night — I'm not sure how many people are aware of the Tomahawk event, which is a huge hockey event in our rink — we have about 250 — 300 people that attend the hockey game there on a Friday night and a Saturday night basis. I want to make sure that we are neighborhood friendly, so to speak, because it is a one -way road and it goes right into the neighborhood and they're going to go left or right along the main road of Schley right there. I just want to make sure that there's not going to be conflicts to where, once the development has happened, that we're going to be hearing a lot of feedback because of the traffic flow from the ice arena and the health club on the same night, if you took into concerns with that, and also maybe changing the one -way street to a two -way street so that the traffic could be funneled down to Wheaton Way instead of having to go toward the housing development. I'm just looking at towards more or less the future so we won't run into little problems with the traffic and that late night traffic leaving the ice rink and the health club at ten - thirty, twelve o'clock at night. It's a great project." Dick remarked that Homer Jones Drive is currently a one -way street and he did not anticipate it changing, primarily because of the intersection at Wheaton Way. The traffic report did include the increase of volume from the ice arena and the YMCA and makes recommendations for the intersection at Schley and Wheaton Way. Referring to earlier comments, Dick reported that the all of the utilities would be underground, with the exception of a high - voltage transmission line along Schley that would be too expensive to have underground, and consideration has been given to varying the housing designs to reflect individual character. Chris Campagna, business owner: "I was just curious, on the luxury condominiums that you're planning to develop, do you have more specific information as far as how many units you're going to be doing? Any idea of price ranges and such or price ranges overall? When will that information start to be. . . I'm probably way ahead of the game but I'm just curious — do you have any kind of an idea of — because it was discussed earlier, median incomes and that — what kind of price range that the development, from the smaller units all the way through to the luxury condominiums, what kind of price range are you looking at ?" Dick reported that the original price study started at under $200,000, going up to $450,000. It's anticipated these would be on line a year from now and it's understood that the prices may change depending on the local market. Sixty -six luxury units are planned for this development. Matthew Keough: "I would like to, first, commend of course the developer and everyone who's been working on this plan. I think there's a lot of public benefit represented within this plan itself, and again I do commend you on that. I wanted to follow up on some comments that have been coming forward about housing ff affordability and just continue to raise the challenge to all of us to think about 1, Planning Commission Meeting November I, 2005 Page 4 of 6 housing affordability, especially in looking at large site development like this. The question came up about average median income and just to be always aware C of where our buying levels are within our community and to challenge us all to think about the public benefit that might come about in this project or other projects. When we look at inclusionary zoning practices, we look at setting aside of some units, if and when it's ever possible, look for partnerships and wonder if it's an opportunity for you to address in your sub -area plan and maybe think on before it goes much further. Thank you." Adam Brockus: "There are five houses off of Schley Boulevard, closer to the Montessori school. Is there access going to be preserved? Are they going to remain as they are? [Their access will be improved.] We also want to try and get as many first -time home buyers as we can. Bremerton has a problem with the amount of rental people being about 60% versus 40% home owners. We want to increase that, at least in my opinion. I hope that can increase with your development." Dick believes that the carriage units will help with raising the number of home owners by providing smaller units for sale as well as ADUs to provide more affordable housing opportunities. Leo Wasserburger, Callahan Drive: "I live just above this development. Again, like many people have done, I want to commend this development project. It's beautiful, it's green, it's earth friendly. We. get lots of different individual designs which you've been talking about and I think it's great. As one of the Stakeholders, I know that, originally, we were talking about an apartment building up in the corner. It sounds like that's gone away. I didn't hear anything about that today. [It's been replaced with owner - occupied townhomes per the public's request.] I think that's a wonderful thing; I think that's going to help the traffic there on Magnusson Way to some extent. All of those people, as far as the traffic going to that school, the people, no matter where they are living in that area, they're going to be using Magnusson Way to get to the school. There's no other way there. I don't have a solution to that. I want this to happen; I think it's a great thing. As a return for not putting that apartment building there, these smaller units that you're talking about, I think is an excellent substitution [words are inaudible] ...lower priced first owner homes. I just think it's a great plan. . . listening to the public." Eugene Brennan: "I had a question about the wildlife corridor and what kind of parameters led you to make it the size that it was that goes between the two forests. [The width ?] Yes, and what is being serviced by that? What kind of study went into that ?" Dick explained that the width was determined by taking the actual street width and removing the street/pavement itself. Landscaping studies had been conducted regarding bio- swales, rain gardens, plantings, etc. He frequented the site often to observe wildlife in the area and listed animals and birds seen. Mr. Brennan rephrased his question, asking if any biologists had contributed to the findings. Planning Comunission Meeting November I, 2005 Page 5 of 6 Dick agreed that biologists should be consulted to ensure the right types of shrubbery and plants should be included. Commissioner Streissguth asked for additional comments from the Commissioners. Commissioner Kosusko referred to the mixed -use area and how it relates to the Comprehensive Plan. He did not feel comfortable with over - developing the retail area, but felt the population demanded some type of local neighborhood businesses. Commissioner Cockburn asked if mixed -use was allowed in the Bremerton Gardens complex. Chris explained that Bremerton Gardens has a special designation to allow a higher density, but has no retail component. With two centers in the vicinity of the East Park development, Chris felt the Commissioners concerns on retail demand were valid. It is proposed to have retail no larger than 4,000 square feet to accommodate coffee shops, book stores, etc. Commissioner Kennedy expressed a desire to see retail at the street level of the condominiums. Chris replied that this configuration had been discussed with staff. It's understood that that area is considered the "gateway" to the development and should reflect that idea. Commissioner Kosusko questioned the 60 -foot minimum height. It was generally agreed that the topography worked with that height by not obstructing views from units further up the hill. Chris reminded the Commissioners that the Employment Center to the west allowed for higher building heights on that edge of the development. A physical copy of the sub -area plan is available for viewing at the public library and will be available for viewing on the City of Bremerton web site soon. V. Adjournment Meeting was adjourned at 7:03 p.m. The next Regular Meeting is scheduled for November 15, 2005. Respectfully submitted by: Chris Hugo, Executive Se retary L( Appr6ved by: ( 7' Linda Streissguth, Cliairmari Planning Commission Meeting November 1, 2005 Page 6 of 6