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Home My WebLink About03/20/2007 PACKET(DRAFT) AGENDA Regular Meeting - Bremerton Planning Commission (Subject to PC approval) March 20, 2007 5:30 P.M. th 345 – 6Street Meeting Chamber – First Floor I. CALL TO ORDER II. ROLL CALL (quorum present) III. APPROVAL OF THE AGENDA IVAPPROVAL OF MINUTES: February 20, 2007 Regular Planning Commission meeting minutes. o V. PUBLIC MEETING A. Call to the Public: Public comments on any item not on tonight’s agenda B. General Business 1. Art Castle presentation of Low Impact Development (LID) ordinance. C. Public Hearing 1. Minor amendments to the Zoning Code. VI. BUSINESS MEETING A. Chair Report: Chairman Cockburn. B. Director Report: Andrea Spencer. C.Old Business: D.New Business VII. ADJOURNMENT: The next regular meeting of the Planning Commission is April 24, 2007 Planning Commission meeting packets are available on-line at www.ci.bremerton.wa.us DRAFT FOR APPROVAL ON 3/20/07 Minutes for City of Bremerton Planning Commission Regular Meeting February 20, 2007 I. Call to Order Chairman Cockburn The meeting was called to order by at 5:31 p.m. II. Roll Call Those present were: Chairman Cockburn, Commissioner Friedberg-Nerf, Commissioner Hoell, Commissioner Kennedy, Commissioner Mosiman, and Commissioner Streissguth. Commissioner Kosusko was excused. Quorum certified. Also present: Andrea Spencer, Nicole Ward, and Pam Ransier (DCD staff). III. Approval of Agenda Chairman Cockburn introduced the agenda. It was agreed by general consensus to approve the agenda as presented. IV. Approval of Minutes The minutes of the Regular Meeting held on January 16, 2007 were presented for approval by A motion was made by Commissioner Kennedy and seconded by Commissioner Cockburn. Commissioner Streissguth to approve the Regular Meeting Minutes of January 16, 2007, as presented. Called for a vote: Commissioner Friedberg-Nerf: Yes; Commissioner Hoell: Abstain; Commissioner Kennedy: Yes; Commissioner Mosiman: Yes; Commissioner Streissguth: Yes; Chairman Cockburn: Yes. The motion carried. VI. Public Meeting A.Call To The Public. (public comments on any item not on tonight’s agenda) Commissioner Cockburn asked if there were any comments from citizens. Seeing none, he closed this portion of the meeting. B.Public Hearing:Nicole Ward, City Planner, presented eight proposed amendments to the zoning code. Chairman Cockburn opened the Public Hearing and asked if there were any comments from . citizens Andy Schoos, 534 Juniper Street, Bremerton: “Basically, I was here approximately eight, nine months ago talking about garage sizes. I’m kind of unprepared here but it looks like we’re Planning Commission Meeting February 20, 2007 Page 1 of 4 DRAFT FOR APPROVAL ON 3/20/07 heading towards the right area. What was the proposal that’s on the table looks very good; it looks like it’ll [inaudible] a healthy enthusiast. You’ve seen what’s been happening in downtown Bremerton with West Sound Bank and people supporting car activities downtown Bremerton; there’s a lot of car people here as well as RVers and campers and stuff like that. I think that we’re on the right track. It looks very good to me. It would fit me, it would fit a lot of people that I’ve talked to – the sizing that we have, that is being proposed, and basically, I’m all for it – I hope you guys are, too. Thanks.” Chairman Cockburn asked if there were any further comments from the public. Seeing none, he closed this portion of the Public Hearing and moved on to commission deliberations. Commissioner Hoell asked staff for clarification on what a “complicated fence” was. This was explained as any fence that deviates from the code. Property owners would still be able to discuss fence requirements with staff and determine if a permit is needed. Code Enforcement will continue to deal with fences that don’t meet code requirements. Engineering standards have to be met for fences on corner lots that might obstruct a driver’s line of sight. Chairman Cockburn asked if the 25% height increase on Accessory Dwelling Units would still have a maximum height of 35 feet. Staff said it would. It was suggested to add language to §20.46.010(f)(3) to clarify the maximum height limit. Commissioner Mosiman wanted to know why the requirement for two off-street parking spaces Nicole had been struck from the section regarding Accessory Dwelling Units. explained that, by requiring two spaces instead of one, it would limit citizen’s ability to have an ADU on their property and felt that one required parking space would be sufficient. Commissioner Mosiman expressed concern about the increased size of the garages and ADUs Nicole and what kind of visual impact that would have on a neighborhood. explained that in residential zones there could not be more than 60% lot coverage which includes all structures and impervious surfaces on that lot. Commissioner Hoell asked staff for the thought process behind changing the ADU requirements. Nicole responded that the previous requirements were too focused on size and were restrictive to the point that citizens usually could not put an ADU on their property. Commissioner Friedberg-Nerf expressed concern regarding the potential size of a garage or Nicole ADU if the house were 4,000 square feet. reminded the commissioners that garages and Accessory Dwelling Units are separate issues and have different maximum square footage. Andrea Spencer, Director of Community Development, stressed that staff’s view was to ease up on the size issue and focus on the design of the garage and maximum lot coverage to make the code more citizen-friendly. Commissioner Streissguth noted that there were no design standards listed for Accessory Dwelling Units. Nicole referred to the proposed amendment to §20.46.010(f) which states that the appearance of an ADU will be consistent with the primary dwelling. Chairman Cockburn wanted to know if it was more common in other jurisdictions to have a Nicole 60% size limitation or a 40% size limitation for Accessory Dwelling Units. said that typically other jurisdictions were not as restrictive as Bremerton and they use other calculation methods to determine maximum size, but most were compatible with the 60% maximum size. Planning Commission Meeting February 20, 2007 Page 2 of 4 DRAFT FOR APPROVAL ON 3/20/07 Commissioner Hoell wanted to know how the proposed amendments would affect the decision making process in Community Development during the permitting process. Staff felt the proposed amendments add clarification to the previous code. Chairman Cockburn expressed concern about garages that may “dwarf” the primary structure Nicole and be unsightly regardless of what the design standards are. explained that the requirement to have the garage use materials similar to the primary structure could, in itself, be a Andrea limiter for size as well as making the structure’s overall appearance more consistent. Commissioners Hoell suggested limiting garages to the height of the primary structure. and Kennedy reminded the others that housing recreational vehicles had been part of the decision to allow a garage to be taller than the primary structure. Commissioner Friedberg-Nerf asked for clarification as to why the amendment proposed Nicole changing the word “lot” to “development” in §20.70.060. said it was for consistency throughout the entire code. Commissioners Friedberg-NerfStreissguth and asked for additional language to clarify the proposed amendment to §20.60.100, Sign Standards to make it easier to use. Commissioner Mosiman expressed concern regarding the deletion of §20.60.060(c)(ii) which Nicole included an increased setback for larger structures. replied that the additional setback was difficult to implement and had little effect on the overall appearance of the structure. Commissioner Streissguth suggested tabling the amendment to the garage requirements and having staff provide “real life” scenarios to better illustrate the proposed changes at the next Andrea Planning Commission meeting, and move forward with the other amendments. reminded the commissioners of the proposed annexations of areas that have very large lots and how a code that is too restrictive could potentially make future annexations more difficult. A motion was made by Commissioner Kennedy and seconded by Commissioner Friedberg- Nerf to recommend the Zoning Code amendments 1, 3, 4, 6, 7, and 8, as identified in Attachment I and amended, for City Council adoption. Called for a vote: Commissioner Friedberg-Nerf: Yes; Commissioner Hoell: Yes; Commissioner Kennedy: Yes; Commissioner Mosiman: Yes; Commissioner Streissguth: Yes; Chairman Cockburn: Yes. The motion carried. Chairman Cockburn closed the Public Meeting. VI. Business Meeting A.Chairman’s Report:None . B.Director’s Report: AndreaSpencer, Director of Community Development, reported that Art Castle from the Homebuilders Association will be giving a presentation on Low Impact Development at the March meeting. Annexations of Navy Yard City and West Hills will commence at the February 21, 2007, City Council meeting. Community Development Block Grant (CDBG) has implemented a neighborhood enhancement program. Planning Commission Meeting February 20, 2007 Page 3 of 4 DRAFT FOR APPROVAL ON 3/20/07 If the City of Bremerton annexed the South Kitsap Industrial Area (SKIA) it would realize approximately $50,000.00 per year in taxes without NASCAR and approximately $450,000.00 per year in taxes with NASCAR. This is not including additional businesses such as restaurants or retail. Staffing: Geoff Wentlandt, Planner I, has been promoted to Planner II; Janet Lunceford has been promoted to Code Enforcement Officer; Pam Ransier has been promoted to Office Assistant Senior Specialist. Three additional positions are still open. Andrea will be giving a presentation on Growth Management – Successes & Challenges to the League of Women Voters on February 21, 2007. A new condominium project is proposed for 600 Washington Avenue. Interviews have been conducted for a consultant for the Downtown Regional Center Sub-area Plan. VIA Architecture out of Vancouver, BC, has been chosen to work with the City of Bremerton on this project. It’s hoped to have a preliminary draft plan available by September 2007. C.Old Business:Commissioner Friedberg-Nerf suggested having the Planning Commission look . for opportunities to work with Public Works on overlapping projects D.New Business: Marked up copies of the Planning Commission bylaws were distributed in the meeting packet for the commissioners to review and make comments or changes. No action is required at this time. VII. Adjournment Meeting was adjourned at 6:55 p.m. The next Regular Meeting is scheduled for March 20, 2007. 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The current provisions have been very difficult to work with since their adoption. These amendments intend to provide more flexibility while maintaining the original intent to keep the primary residential unit as the obvious principal use. 20.46.010 ACCESSORY DWELLING UNITS An Accessory Dwelling Unit (ADU) may be installed where a new or existing single- family dwelling unit (hereafter-principal unit) is allowed. Accessory Dwelling Units are exempt from density requirements and shall be subject to the following specific development, design and owner-occupancy standards. (a)An ADU shall comply with the development standards of the underlying zone for the principal unit including setbacks, height, and lot coverage. (b)An ADU may be attached or detached from the principal unit. only if incorporated into an accessory garage structure. (c)Only one (1) ADU may be created per lot residence. (d)The property owner, which shall include titleholders and contract purchasers, must occupy either the principal unit or the ADU as their permanent residence for at least six (6) months out of the year. (e)An ADU shall be limited to not more than: (1)Sixty Forty (6040) percent of the principal unit’s total floor area (not including basement); (2)One-thousandEight-hundred (1,000800) square feet maximum, nor less than three-hundred (300) square feet; (3)Two (2) bedrooms. (f)Any attached ADU shall be designed so that the appearance of the building remains that of a single-family residence including the following: (1)Constructed of similar the same materials and siding as the principal unit; (2)A roof of equal or greater pitch as the principal unit; (3)A height not more than twenty-five percent 25% greater than the principal unit. (g)The entrance to an attached ADU shall not be on the same façade of the structure as an entrance to the principal unit. (h)Accessory Dwelling Units shall provide (1) one off street parking space with up to one bedroom shall provide one (1) off-street parking space, and ADUs with two-bedroom shall provide two (2) off-street parking spaces in addition to that which is required for the principal unit. (i)When development of an ADU is for people with disabilities, the Director may allow reasonable deviation from the stated requirements to install features that facilitate accessibility such as those required by the International Building Code. March 2007 Zoning Code Amendments øêûöè ûÈÈÛÙÔÏ×ÎÈóæ (j)An ADU shall have a deed restriction recorded with the Kitsap County Auditor to indicate the presence of the ADU, the requirement of owner-occupancy, and other standards for maintaining the unit as described above. 2) Amendment to BMC 20.60 R-10 – Garage Requirements Purpose: To simplify and clarify the garage requirements. The section has been difficult to implement and interpret as to what structures are being regulated and how to apply those regulations. These amendments will create more flexibility for garage and accessory storage buildings in the residential zone while maintaining them as clearly accessory uses to the home. The exact same garage requirements are found in 20.79 Multiple Residential zone, although it is only shown below in the Low Density Residential section, the amendment will apply to both sections of the code. 20.60.060 DEVELOPMENT STANDARDS Lot Standards: (a) Lot development requirements shall be in accordance with BMC Section 20.60.060 and the following standards unless allowed for by law otherwise: (1) Setbacks. (i) Minimum front yard setback is fifteen (15) feet; (ii) Minimum side yard setback is five (5) feet; (iii) Minimum rear yard setback is fifteen (15) feet. (2) Maximum structure height is thirty-five (35) feet: (3) Maximum structure height in R-10 areas within the Downtown Regional Center shall be pursuant to figure 20.74 (a) and shall supersede BMC section 20.60.060 (2) above. (4) Minimum lot width is thirty (30) feet; (5) Maximum building coverage is sixty percent (60%). Zero Lot Line (ZLL) Development (b) An attached single-family dwelling and/ or garage structure may have a single shared side or rear lot line, and a setback reduced to zero provided the structure complies with building code fire separation requirements. AccessoryDetached Structures: (c) The following standards shall apply but are not limited to: attached garages and detached garages, carports, shops, barns, covered patios, cabanas, gazebos, and incidental household storage buildings, excluding accessory dwelling units per BMC Section 20.46.010. (1) The maximum area for all accessory structures garage/carport (attached or detached) area shall be eighty percent (80%) of the principal residential use not to exceed one-thousand two hundred (1,200)five-hundred (500) square feet. of gross floor area plus ten percent (10%) of gross floor, provided: (2_ Setback of detached accessory structures is pursuant to BMC Section 20.44.060. (i)The garage/carport does not exceed 1,000 square feet; (ii)The square footage of any one garage/carport structure may be increased up to a maximum of 2,000 square feet of gross floor area if the setback from all property lines is increased an additional five (5) feet over the minimum setback March 2007 Zoning Code Amendments øêûöè ûÈÈÛÙÔÏ×ÎÈóæ requirement for each additional one-hundred (100) square feet of structure area exceeding 1,000 square feet. (2)In addition to the requirements prescribed in BMC Section 20.60.060(c)(1), the maximum area of all accessory structures, including attached and detached garages, carports, barns, covered patios, cabanas, gazebos, and incidental household storage buildings, excluding accessory dwelling units per BMC Section 20.46.010, is fifty percent (50%) of the gross floor area of the principal use or five- hundred (500) square feet, whichever is greater, subject to maximum lot coverage standards. (d) Garages, Carports, and Shops: (1) Any garage, carport, or shop structure shall be designed so that the appearance of the building remains that of a single-family residence including the following: (i)Constructed of similar materials as the principal unit; (ii)A roof of equal or greater pitch as the principal unit; (iii)A height no more than twenty-five percent 25% greater than the principal unit not to exceed thirty-five feet (35’). (3)Maximum height of detached accessory structures (including garages) shall not exceed the height of the principal structure. (4) Setback of detached accessory structures is pursuant to BMC Section 20.44.060. (2) Any garage, carport, or shop may be exempt from the accessory structure size requirements provided it is contained within the principal unit (d) (3) Garage, Carport, and Shop Vehicle Entrance DoorSetbacks:When the garage vehicle door entrance faces the street, the garage, carport, or shop it shall have a front yard setback of at least twenty (20) feet, except as provided in BMC Section 20.44.020 (Traditional Front Yard Setbacks). Lot Area for Parks & Schools: (e) Parks and schools may exceed maximum lot area requirements if approved by a Conditional Use Permit. March 2007 Zoning Code Amendments