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HomeMy WebLinkAbout111419 CITY OF PORT TOWNSEND MINUTES OF THE PLANNING COMMISSION REGULAR SESSION OF NOVEMBER 14, 2019 CALL TO ORDER The Planning Commission met in regular session on November 14, 2019 in the City Council Chambers at 540 Water Street. Chair Rice called the meeting to order at 6:35 p.m. ROLL CALL Commissioners present at roll call were Bob Doyle, Rick Jahnke, Monica MickHager, Aislinn Palmer, Paul Rice, and Lois Stanford. Staff members present were Development Service Director Lance Bailey, City Manager John Mauro, and City Clerk Joanna Sanders. It was also noted that James Lagergren has left his position on the Commission. ACCEPTANCE OF AGENDA There were no changes to the agenda. APPROVAL OF MINUTES OF OCTOBER 24, 2019 Approval of the October 24 minutes was postponed until the next meeting. GENERAL PUBLIC COMMENT Debbie Jahnke of the Parks Recreation and Tree Advisory Board urged Parks and Open Space Zoning for urban pocket parks. City Manager John Mauro introduced himself to the Planning Commission. Commissioner Paul Rice reported that Council approved system development charge regulations and also approved first reading of the ordinance on accessory dwelling unit regulations. OLD BUSINESS Review potential changes to the modulation standards (PTMC 17.16.030), including a possible departure process for alternative designs. Development Services Director Lance Bailey briefed the Planning Commission on the background and history of adopting the current regulations. He was uncertain Planning Commission Minutes November 14, 2020 Page 1 of 4 how the "maximum wall length without modulation" was arrived to be 20 feet in length. Discussion ensued about option, including restricting the application to the historic district. There was a question whether there were any applications for single family structures. A suggestion was to list items to consider including how the City might control. There was another suggestion to either remove modulation altogether or adjust it moderately and monitor the impact, possibly limiting it to just the historic district. Public Comment: Viki Sonntag urged keeping modulation as is and opening up to other alternatives. She circulated photographs of siding blocking as an alternative/option to consider. Mr. Bailey agreed to bring back a proposal for increasing the modulation to 30 feet (from 20 from the facade) and not limiting it to the historic district. It was noted that modulation is currently in RI and RII. Consider expanding the size allowed for an ADU and clarify whether the maximum square footage requirement applies to both attached and detached ADUs (PTMC 17.16.020). Mr. Bailey explained that it has typically been interpreted that an 800 sq. foot maximum be applied for attached ADUs and he reviewed examples from other jurisdictions. The Council Housing Committee recommended increasing the size for all ADUs. He reviewed the Director's interpretation and led a discussion of options. Public Comment: Viki Sonntag urged considering using lot coverage as the limit and getting rid of the number of houses and allowing multiple smaller houses. She distributed written comments provided previously to City Council. Mr. Bailey noted that there may be further Planning Commission opinions when the formal tasking comes forward. During discussion of whether to increase the size of ADUs above 800, there was consensus in considering 800 sq. ft. for attached ADUs and 1,000 sq. ft. for detached ADUs. Mr. Bailey argued for the smaller size to prevent confusing with a duplex. The larger the ADU, the more opportunity there would be for exceeding the parking requirements. However, if there is adequate on-street parking, the City can waive the requirement. Consider revising the minimum parcel size required to initiate a cottage housing project and/or allow higher density for cottage developments (PTMC 17.34.030). Mr. Bailey reminded this matter was discussed at the prior meeting. The main issue is whether to recommend allowing a smaller lot size to initiate a cottage development. He noted that the current density limit is already higher than is allowed under base zoning. Planning Commission Minutes November 14, 2020 Page 2 of 4 Public Comment: Viki Sonntag spoke about the growing interest in cottage housing. Recommend strategies for meeting the minimum density requirements in the RIII zone (PTMC 17.16.030). Mr. Bailey noted that most of the comments brought forward to the Council Committee were related to R-IV and minimum densities are only required in R-III and R-IV. The basic question is whether to relax the standard of a minimum number of five units per structure assuming the developer could meet density requirements. The issue being that those inquiring about developing in R-IV are not multi-family developers and are asking about developing with tiny homes. Public Comment: Viki Sonntag of the Housing Solutions Network circulated an example of workforce housing from Reno, NV with 650-684 sq. ft. and 22 units per acre that are located in R-IV zones. Discussion ensued about retaining the existing zoning rather than allowing a variance and the advantages of foregoing the multi-family requirements. Mr. Bailey explained disadvantages of seeking maximum density. There was some reluctance to see changes to R-IV zoning because of the lack of movement in those areas and also interest in changing in order to encourage housing. There was consensus to bring forward a compromise by suggesting language with a minimum of a four plex structure of four units or more. There was not yet agreement on keeping RIV or RIII. Mr. Bailey said if the suggestion is to not strive for the maximum density, then the Planning Commission could consider dropping it to a four-plex in order to keep the intent of R-IV. It was noted that the lack of infrastructure and the cost of providing it is the largest barrier to constructing multi-family housing. Revise the requirements in the R-IV zone to allow for structures of less than 5 units if the minimum density is met (PTMC 17.16.020) Following a very brief discussion of considerations, there were no recommendations for revisions. It was suggested there may be ways to provide more flexibility in R-III versus R-IV. There was clarification by Mr. Bailey that the minimum density in RIII is only triggered when you own contiguous lots that equal up to 12,000 sq. ft. Public Comment: Viki Sonntag said R-IV is the only zone to accomplish cooperatives and work force housing. If it has to be multifamily structure, it excludes tiny houses. UPCOMING MEETINGS It was noted that the November 30 meeting is cancelled due to the holiday. Mr. Bailey would investigate whether a December 9 public hearing could be scheduled. COMMUNICATIONS Planning Commission Minutes November 14, 2020 Page 3 of 4 There were none. ADJOURNMENT There being no further business, the meeting adjourned at 9:15 p.m. Attest: Planning mission Chair City Clerk's Office Planning Commission Minutes November 14, 2020 Page 4 of 4