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HomeMy WebLinkAbout041014 CITY OF PORT TOWNSEND MINUTES OF THE REGULAR SESSION OF APRIL 10, 2014 CALL TO ORDER The City of Port Townsend Planning Commission met in regular session on April 10, 2014 in the Council Chambers at 540 Water Street. Chair Monica Mick-Hager called the meeting to order at 6:30 p.m. ROLL CALL Commissioners present at roll call were Kirit Bhansali, Nan Evans, Douglas Frick, Gee Heckscher, Monica Mick-Hager, Dwight Nicholson, and Jack Range. Staff members present were Community Services Director Rick Sepler, Planning Manager Judy Surber, and City Clerk Pam Kolacy. ACCEPTANCE OF AGENDA Motion: Gee Heckscher moved accept agenda as presented. Kirit Bhansali seconded. Vote: motion carried unanimously, 7-0 by voice vote. APPROVAL OF MINUTES (MARCH 13, 2014) Motion: Dwight Nicholson moved to approve minutes of March 13, 2014, as presented. Nan Evans seconded. Vote: motion carried unanimously, 7-0 by voice vote. GENERAL PUBLIC COMMENT (FOR ITEMS NOT ON AGENDA ) There was no general public comment. NEW BUSINESS - NONE PUBLIC HEARING - 2014 ANNUAL COMPREHENSIVE PLAN AMENDMENTS (LAND USE MAP, ZONING MAP AND DEVELOPMENT REGULATIONS): FORT WORDEN GOAL AND POLICY LANGUAGE PARKSIDE PARK REZONE BEECH STREET PROPERTY REZONE AND TRANSFER OF DEVELOPMENT RIGHTS Chair Mick-Hager reviewed the rules of procedure for public hearings. Mr. Heckscher disclosed that he is a member of the Fort Worden Public Development Authority Board. Mr. Sepler stated that the amendment is not site specific but is legislative so there is no conflict of interest unless the Planning Commission Meeting April 10, 2014 Page 1 of 6 Commissioner feels he cannot be objective. Mr. Heckscher stated he was comfortable in participating in the Fort Worden matter. There were no other disclosures of financial or property interests. Comp Plan Staff Planner Judy Surber presented the staff report on the 2014 Comprehensive Plan annual update preliminary docket. She stated that one formal application (Jefferson Transit Rezone) and two previously docketed applications (both regarding Kai Tah Lagoon Park Policy and Decatur Street Trail) which were tabled during the 2011 update will automatically be placed on the final docket for consideration in 2014. Tonight's hearing is to determine which suggested (as opposed to formal) amendments warrant further consideration and a place on the final docket. The Commission will be tasked with a recommendation to the City Council on whether staff and the Planning Commission should allocate time to considering these amendments in 2014. Ms. Surber reviewed the evaluation criteria set forth in PTMC 2.04.060 which were included in the packet materials. The first suggested amendment, suggested by staff, is to add a Fort Worden Goal and Policy to the Comprehensive Plan. The purpose is to encourage implementation of the Master Plan for Fort Worden State Park. The second suggested amendment is the Parkside park rezone which would change the land use designation and zoning of approximately 0.5 acres of land from R-II (single-family residential to P/OS (Existing Parks and Open Space). Ms. Surber said that staff suggests a language change in (3) under "analysis of docketing criteria". At the end of the second sentence, change "to fill the need for a mini-pocket park" to "as a way to provide a park in an underserved neighborhood." The third suggested amendment, Beech Street Property Rezone and Transfer of Development Rights, was proposed by citizen petition. This would transfer development rights and change the land use designation and zoning of approximately .88 acres of City-owned land from P-1 (Public/Infrastructure) to P/OS (Existing Parks and Open Space). A staff-recommended alternative is to eliminate the transfer of development rights (TDR). Transfer of development rights would require the City to create a new program, develop a policy base, standards and procedures through amendment of the municipal code, identify sending/receiving areas and determine the economic basis to be used for the downzone and bonus system that would support the proposed transfer. It was noted in addition that TDRs have not been successful in flat or depressed real estate markets. Ms. Surber distributed a color version of the aerial photograph included in the packet. Ms. Surber then reviewed the procedural next steps (Planning Commission findings and recommendations are forwarded to the City Council which may adopt the recommendation or add or subtract amendments). Items on the final docket are subject to State Environmental Protection Agency (SEPA) review, Planning Commission Meeting April 10, 2014 Page 2 of 6 staff analysis, and further noticed public hearings before the Planning Commission and Council prior to any final decision. Ms. Mick-Hager then opened the public comment portion of the hearing. John Mericle stated that he and his wife are among the 200 people who have signed petitions requesting the Beech Street property rezone. He believes the property should be protected against development. He noted that an affordable housing organization withdrew its plan to develop the property after a site visit. An effort by the City to rezone the property to include residential development was also withdrawn after residents appealed. He stated that the property is steeply sloped, impassible in snow and very heavily wooded. If the forest were removed, the wetland would become a lake. He believes development would cause serious environmental problems. Barbara Mericle provided written material, including "Beech Street Neighborhood Petition Response" showing all the households in the immediate neighborhood who signed the petition. The vast majority want the property preserved in its natural state because of concerns outlined in the petition. She stated concerns, including possible unstable slopes, are entirely reasonable. Patricia Hoyecki said she wants to lend positive support for the proposed Beech Street rezone. Rick Jahnke encouraged docketing the Parkside Park rezone. He noted census data showing that this is an underserved neighborhood without public parks or play equipment and that it is clearly a strategic need. He stated that community involvement in the park has been underway for some time and listed the many projects taken on and completed by volunteers. The strong community and volunteer efforts have led to both Rotary Clubs raising money for equipment. He stated this should not be controversial, it is clearly a park and designating as such will clean up the zoning map. Jim Todd strongly supports the Froggy Forest effort to preserve room for critters and adds to the ambiance of the town. There was no staff response to any of the comments. Questions from Commissioners included whether unopened rights of way that exist in the Beech Street property will be addressed (roads could be extinguished if the City decides there is no use for them). At this point the plan would be to rezone the properties and deal with rights of way after that. Further discussion revolved around the transfer of development rights (TDR). Mr. Sepler stated this suggestion came from the City Manager as a potential action, but the consequence and amount of work involved was not envisioned. Mr. Mericle was called back to comment and stated that this was not an idea of the petitioners and he supports staffs version of the amendment without the TDR language. It was noted that the rezoning of the property as suggested, Planning Commission Meeting April 10, 2014 Page 3 of 6 development right for that property is lost. It was confirmed that the property is entirely City-owned. Mr. Sepler described more of the complexities of the TDR process. It was clarified that Parkside Park consists of three lots. A question was also raised about a jurisdictional issue related to the Fort Worden item and why it is appropriate to amend the City's comprehensive plan with language supporting planning on state property. Staff noted that the City still has shoreline and zoning authority for the park; this would acknowledge that the uses in the Master Plan are appropriate and consistent with the City plans. By supporting the Master Plan, we can do a planned action under SEPA to assess the impact at build-out of all the projects proposed in the Master Plan and further assessment would only be required for proposals outside the Plan. Also the City views Ft. Worden as a significant contributor to Lodging Tax funds and the City has expressed ongoing support for the lifelong learning center. Future amendments to the Master Plan would include the City as a partner. Chair Mick-Hager declared the public hearing closed. It was noted that Council will receive information regarding TDR for their deliberations. Commissioners reaffirmed that this may be a valuable tool but does not seem to be a good idea in this case. The downside of taking that on would be that another project would have to go. It was noted citizen input and involvement on the Parkside and Beech Street were highly valued. Motion: Nan Evans moved accept staffs recommendation and docket all three suggested amendments including staffs recommended alternative for Beech Street rezone and change in the findings for Parkside Park to replace "mini- pocket"language with "provides a park in an underserved neighborhood."Dwight Nicholson seconded. Vote: motion carried unanimously, 7-0 by voice vote. The meeting was recessed at 7:30 p.m. so staff could set up for the next presentation. The meeting was reconvened at 7:40 p.m. OLD BUSINESS Howard Street Corridor Mr. Sepler introduced student intern Stacy Cannon to give an update on the exploratory work she has done in advance of construction of the Howard Street corridor. Planning Commission Meeting April 10, 2014 Page 4 of 6 Ms. Cannon reviewed the "Howard Street Corridor" item from the packet. She reviewed three potential zoning approaches, Overlay District, Performance- Based Zoning, and Form-Based Zoning. Commissioners were asked to review the material and give feedback on any opinions or questions the might have on the materials presented as the project moves forward. Public comment: Bob Gray commented on his observations and ideas about the future of the Howard Street corridor. In response to Mr. Gray's encouragement of mixed uses in the area, Mr. Sepler noted that the City has not had any success in encouraging mixed use centers in the zones that are already designated for that purpose. Discussion ensued about various possibilities for potential uses in the area that would best meet the community's needs. It was noted that this plan has to be long term and not stifle creative uses that may not yet be envisioned. Thought should be given to what would not be encouraged as well as what would be encouraged. Input from the economic development community and not just potential developers will be valuable. Zoning should not create disincentives or hurdles to desirable development. Decisions must fit with a long-term vision. Staff plans to return with a list of potential uses for review. There was further discussion of the Business Park (a planned unit development with special regulations), potential for a post office facility there (County never agreed to donate land), and how the residential market has a significant impact on mixed use development. Mr. Sepler noted that staff will present a proposed use table at a future meeting. OTHER BUSINESS - NONE UPCOMING MEETINGS (SEE CALENDAR ON BACK OF AGENDA) The calendar of upcoming meetings distributed with the agenda was reviewed. COMMUNICATIONS ADJOURNMENT Motion: Jack Range moved to adjourn Kirit Bhansali seconded. Vote: motion carried unanimously, 7-0 by voice vote. There being no further business, the meeting was adjourned at 8:27 p.m. Planning Commission Meeting April 10, 2014 Page 5 of 6 Attest: ... , d Planning Commission Chair City Clerk's Office Planning Commission Meeting April 10, 2014 Page 6 of 6