Loading...
HomeMy WebLinkAbout111909CITY OF PORT TOWNSEND PLANNING COMMISSION MEETING City Hall, 250 Madison Street Third Floor Conference Room Thursday, November 19, 2009, 6:30 PM Materials: EXH 1 Planning Commission Meeting Agenda, November 19, 2009 EXH 2 BGI (Bainbridge Graduate Institute) Report on Glen Cove, May 22, 2009 CALL TO ORDER Vice Chair Gerald Fry called the meeting to order at 6:36 PM. A quomm was not present unti16:45 PM. II. ROLL CALL A quorum of Planning Commission members was present: Steve Emery, Gerald Fry, Gee Heckscher, Bill LeMaster Excused: Chair Monica Mick-Hager and Julian Ray Guests: Katherine Baril and Bill Wise representing Team Jefferson III. ACCEPTANCE OF AGENDA Commissioner Emery moved for acceptance of the agenda, as presented; Commissioner LeMaster seconded. The agenda was approved unanimously. N. APPROVAL OF MINUTES Minutes of October 22, 2009 were deferred, pending staff review. V. GENERAL PUBLIC COMMENT Judy Surber, Bill Wise and others spoke of the recent passing of Dana Roberts and acknowledged his unique contributions to the entire community. VL UNFINISHED BUSINESS: (None) Page 1 of 10 VII. NEW BUSINESS Presentation by Team Jefferson on Light Industrial Land Supply & Demand for East Jefferson County Following a round of introductions, Rick Sepler provided a brief recap of.Planning Commission work to date on this subject. He recalled that Team Jefferson had presented to the Planning Commission more than a year ago. Since that time, the Planning Commission has heard presentations regarding the history of Glen Cove, GMA and the Comprehensive Plan from Al Scalf (County Planning Director), Dave Robison and Eric Toews, and from Mayor Michelle Sandoval. He noted that if the City wishes to expand its Urban Growth Area (UGA), the RCWs permit this only on the basis of population growth. Mr. Toews and Mr. Robison had indicated that the Glen Cove FUGA (Future Urban Growth Area) had been included at one time because of the shortage of developable land for industrial use, although this is not stated in the Comp Plan. Mr. Sepler said that some of the City land zoned for light industrial is not suitable for that purpose. Secondly, Glen Cove has continued to be developed. He said he had tried to find the most recent research that analyzed demand in the City, i.e. the Hovey Study. He referred to a recent County grant aimed at assessing economic development needs. in Jefferson County. Step 4 of the grant was intended to deal with commercial and industrial land use. It called for analysis by category of what kind of needs existed County-wide, and was to be compiled by June 2007. Ms. Baril confirmed that this was never actually completed, due to the fact that a voucher was not submitted to the Department of Commerce and the grant funds were pulled. Mr. Sepler said that he assumed this study would need to be resumed and completed in order to produce evidence of need. [Commissioner LeMaster arrived at this point, 6:45 PM, establishing a quorum. Vice Chair Fry officially called the meeting to order and roll call was taken. See sections L - VI. above.] Katherine Baril expressed her appreciation for the invitation to the Planning Commission meeting and noted Team Jefferson's interest in collaboration and problem-solving. The EDC Team Jefferson has been in existence for 18 months. She provided brief background on the previous EDC, the loss of funding and subsequent proposal by WSU and a small group of business executives. Currently, the funding includes about $40,000 from the State and $25,000 from the County, while the previous EDC was funded at $150,000. She said resources are maximized by utilizing in-kind contributions, hiring a .75 FTE person, funding a portion of her time, and volunteers. She said they have looked at what works in rural economic communities and concluded that the old model of recruiting a single "silver bullet" business has had limited success, under very particular circumstances, and is not necessarily viable here. She said there are only about 300 such "deals" per year nationally; all prospects are looking for free land, tax free, and workforce. Instead, Team Jefferson is focusing on Strategic Priorities that include: 1. Retain local businesses and entrepreneurship; 90% of rural job creation comes from local businesses; Page Z of 10 2. Attract and keep 20-40 year old emerging entrepreneurs; this segment create the most businesses, and invest the most in the community; also, the new technology and green industries are dominated by this group. She mentioned Rhody Revolution initiative, which now totals about 170 children. Sixteen interns from the Bainbridge Graduate Institute(BGI), most mid-cazeer MBAs, worked with Team Jefferson last year on a feasibility study for the kitchen (Olycap); an asset map, and the Glen Cove study. Two have moved to this community. 3. Access to capital; although this community is the 17"' highest in the nation for dividend/investment income, the funds are not being used for redevelopment here. Local businesses rely on personaUfamily funds and were hardest hit during the economic downturn. In response, the Local Investment Opportunities Network; Loca12020; The Community Foundation, ShoreBank and Landworks are all involved. Ms. Baril said that 3.5 million dollazs were invested or loaned last year to local farms or other local endeavors. 4. Leadership -There has been investment in the Peak Leadership Program and some success in bringing the County; City, PUD and Port together to discuss collaboration. The key issues are higher wages, and fostering the "gazelles", companies that move quickly and hire many people. She mentioned Mobilisa, Atlas Technology, PT Foundry, Alaska Power and Telephone Company, Shine Micro, all located in Glen Cove. These were among the local companies interviewed in 2008, with the goal of determining what the community could do to accommodate them. In summary, these companies needed water and sewer infrastructure in order to grow. She sees the role of the EDC as determining what is needed to attract growing businesses. The BGI report also brought to the EDC a consultant named Ray Lamb, a nationally known industrial ecologist. During a meeting attended by the Glen Cove businesses, the BGI students and Ray Lamb, participants "discovered" some possible synergies, such as byproducts or waste products from one business that could be used by another, e.g. aluminum waste, steam from the Mill, etc. She noted the idea of a green industrial park at Glen Cove. On the other hand, some businesses have recently invested in expanded septic systems, etc. Ms. Baril also discussed the idea of applying to the EPA to develop a Master Plan for the greater Glen Cove area. She also noted the existence of the large piece of land between the City Limits and Glen Cove. In addition, there is at least one architect interested in establishing "green" workforce housing in the vicinity. The paper mill is also a major factor in any plan for the future. She noted the history and the complexity, yet would urge the community to revisit the overall goals and potential for the area. Bill Wise noted the diversity in the local business environment that has developed over the last 20-25 years. He said that this county is doing better than many others throughout the State. He noted an underlying vibrancy and diversity in the economy, with many entrepreneurs attempting to get started, and the influx of retirees with equity for potential investment, In terms of the type of companies that provide jobs, he sees Tier 1, e.g. advanced technologies such as Mobilisa and Shine Micro, along with a second tier such as Mountain Propane and Frederickson Electric, and a third tier such as the tail-gaters in the boatyard. He said it is important to think of all three and to help people at all levels find paths to grow and thrive. Page 3 of 10 Mr. Wise recalled EDC interviews with the top 50 business leaders and business assessments, i.e. feedback from the businesses about likes and needs. In Glen Cove, there were a number of Tier 1 companies with plans to expand. He noted that there were prominent clusters or business segment areas, i.e. technology and custom design and production. The emphasis on infrastructure would not be to attract new businesses but to support existing ones to expand. Since the BGI study, there is an emerging body of people who think this makes sense. He noted that some businesses really want to see infrastructure development at Glen Cove; some don't -because they have invested in private septic or because they prefer their current low cost operations; and some are undecided. Team Jefferson plans to gather more information about this. Mr. Wise believes that an assessment is necessary to determine if there is an economic benefit and if enough jobs will be created. In addition, there are GMA, County and City boundaries, bodies of law, and precedents that must be vetted; the plan must be based on factual information and defensible. Ms. Baril added that the response at this time to businesses (e.g. a commercial kitchen) interested in relocating is that there is no land and no water and sewer out in the valley. She also mentioned working with Egils Milberg, the Governor's Assistant on Economic Development and Innovation. She referred to a bubble chart that shows economic rankings of wages from low to high and numbers of employment. She said Kitsap County is a 70% Navy-based economy. Some of these people live here and work there. She said there has been discussion about recruiting from this base. The paper mill, with good salaries and numbers of employees, is a mature extraction industry. It is important that they are doing green re-industrialization and production of green products. Considering the other small boat building and B & B sectors, there are really no "feeder" businesses ramping up. Businesses like Mobilisa will tend to move out if the appropriate land, infrastructure and work force is not available. At Glen Cove, there is opportunity for sharing skills/labor sets and materials. Ms. Baril also spoke about the importance of community branding. In the past, it has been successfully branded as a retirement, arts and Victorian community. In order to attract younger families, we must show interest in the types of businesses that will bring that about. She also noted the cascade effect that losing a large employer like the paper mill would have. It appears that the hospital would not be sustainable without the mill or its equivalent. And the hospital and medical practices are vital for this elderly population. She said it is extremely important to understand the linkages and economic interdependencies within the community. Ms. Baril mentioned that CTED has a new director and a new plan for the State. For the first time, there is focus on rural economic development, infrastructure adjustments to GMA, and jobs as the number one output. She said this is a new strategy for the State. One of the unintended consequences of GMA has been the impoverishment of counties. Bill Wise mentioned the four questions posed in Judy Surber's a-mail. He said Team Jefferson had been focusing on how to help businesses grow. He spoke in favor of having an assessment. Would jobs be created? He reviewed the situation at Glen Cove: it is not in the UGA; there is City water service; there is no sewer system but this would be feasible with a reasonable investment. This is in contrast to the $50 to 80 million to install a sewer system in the Tri-Area. He noted that the BOCC had recently decided that only rural expansion would be done in the Tri-Area and they would not be stepping beyond that boundary. He also noted that, based on letters to local newspapers, property owners do not think that hooking up to sewer would be affordable. Mr. Wise spoke in Page 4-of 10 favor of the BOCC decision. However, he said it would be well to move forward on Glen Cove provided the business case can be made and business owners there are willing to support it. Ms. Baril added that in the event the City should propose a very different alternative such as a resort community, Team Jefferson would try to work with that. Mr. Emery stated that he fears any such transition if the mill should close. He said that he would rather see the water front area used for container shipping or some other maritime use. Ms. Baril asked if the Planning Commission had made any recommendations regarding the inclusion of some light industrial in the mix . Mr. LeMaster said that some Commissioners would prefer to see mixed use at Glen Cove. There was mention that most mill employees and others who work in the vicinity cannot afford to live here and commute from outside the County. Ms. Bard asked Comrissioners how Team Jefferson can best help, and what questions need to be answered. Commissioner LeMaster mentioned that he had been invited to serve on the extended Team Jefferson and would be signing a confidentiality agreement the following day. He noted that there are signs that the County and City are interested in working together on economic development, water issues, and other common issues. Ms. Baril said she was very pleased that 20 out of 20 individuals had accepted invitations to form an extended Team Jefferson and to work within a collaborative model. There was further discussion about the low likelihood that aTri-Area sewage system at $80 million could be cost justified. It was noted that any possible federaUstate funding for that purpose would essentially mean no further grants for other projects for the foreseeable future. Mr. Sepler said that extending the pipes and providing sewage to Glen Cove (out to Fort Townsend Road) would cost in the neighborhood of $3 to 6 million. At the high end, this might include some realignment of Mill Road for accessibility. He said, however, that it is uncertain whether that investment would deliver what is actually needed. He said it may be better to consider zoning changes in the City that allows more cottage-based industry. Ms. Baril pointed out that while putting in some new pipes now it may be better to install the full capacity rather than wait for a future cycle. Mr. Wise acknowledged that investing modestly in multiple local pockets can be more beneficial. Laying the groundwork and infrastructure can result in local initiatives. He is in favor of opening the dialog. He noted anecdotally that there is significant business activity in Glen Cove. Mr. Sepler added that start ups chose Glen Cove because it was inexpensive compared to alternatives, with later development of synergies among the businesses. He noted that the question is whether it can evolve further, and whether there is good retum on infrastructure investment. One alternative is to plan the sewer extension, size the pump station to serve it, but not extend the pipes until the return is. more certain. Mr. Wise added that it is still not possible to determine if /when there will be economic recovery nationally, which is another reason to move more cautiously. There was further discussion about the possible local pockets. Ms. Baril mentioned the options of a Fred Meyer in the Tri-Area and of a time-share solar panel farm, pointing out that not one but many solutions are needed. There was further discussion as to whether businesses such as Fred Meyer, Lowe's or Trader Joes would locate in this County. And if so, could an acceptable agreement that maintains the community vision/character be negotiated. It was also noted that business owners will not support infrastructure Page5oflo development unless they understand how their property values and/or bottom lines will grow. Various methods of supporting business owners were discussed. There was discussion acknowledging that in the absence of moving forward to support business development, the demographics continue to shift in the direction of gentrification and loss of the 20-40 age group. Ms. Baril said the question is whether we want to be a community of intention or a community of default. Types of attractions and leverage points such as evening day care, public transportation, bike and walldng trails, etc. were discussed. Bill Wise requested that the Planning Commission indicate what Team Jefferson can do to assist; what information can they provide that would be of help. Mr. Emery said that facilitating and pulling all parties (County, City, Port, PUD, businesses) together into regular forums is a critical step. Mr. Fry confirmed the need for open, frank conversation. Mr. LeMaster agreed that facilitation among all stakeholders is important. He discussed the problem of jurisdictional boundaries, and called upon Team Jefferson to facilitate collaboration and scheduling relative to the various governmental processes and necessary updating of Comp Plans consistent with the GMA. Mr. Sepler said that it is necessary to consider crafting a FUGA that includes Glen Cove and to treat it like a reserve. It means siting the infrastructure, ensuring that it can be served inexpensively at a future date; refining policy bases; and identifying the thresholds or indicators that will warrant moving forward. He said that Team Jefferson can help to identify the missing links. hi addition, he said there is a tremendous opporhxnity at Fort Worden, and that any federal funding could be well spent there. He mentioned the Center for Historic Preservation, Port Townsend Creamery, and the possibility of creating a campus with greater vitality to complement, not replace, existing downtown and uptown cores. The Planning Commission role would be to identify any rules or disincentives that would prevent the vision from happening. He said that Team Jefferson should identify the missing links. If daycare (or evening daycare) is a missing link, it can be addressed. Bill Wise discussed broadband capability. He said that if this technology can be implemented in the City, then it may be possible to extend outward into the County. Ms. Baril pointed out the uneven economic positions of the City and County, particularly at this time. The dilemma is that the 30,000 citizens of the County share this space. She said water can be the divisive issue or we can all find a way to plan appropriately for all. She mentioned the pending threat to farmers and the potential loss of a really good food economy. Mr. Emery briefly described the Gardiner Aquifer and its potential for augmenting the existing supply. Ms. Baril said it is important to bring up the sacred places in our community and identify the smart moves and leverage points. She said it is important to applaud the assets in our community, particularly at this time when people are fearful. Mr. Emery mentioned the potential opportunity to tap methane gas at the landfill. Mr. Wise said that may be an eventual opportunity, but after the other "low hanging fruit". Ms. Bard suggested a ground rule for the new collaborative model: Whatever research or databases are developed, the City; County and Port should all contribute and jointly "own" them. She stressed that without collaboration, there will be no new funding forthcoming. Page 6 of 10 Judy Surber returned to the topic of what Team Jefferson could provide. She said that she and Katherine Baril had spoken previously about the need for a clearinghouse of studies and databases. She noted that there are studies and reports by the City, the County, the Port, the PUDs, and the Hospital. She said that the individual entities could be making use of and building on each other's data. She suggested a database identifying the studies, dates and any web links to documents. In addition, she would like to have help in identifying missing information. With regard to thinking regionally, Ms. Surber added that she has seen much more cooperation and collaboration among the major entities, especially in the past five years. She mentioned the Joint Climate Action Committee, the Joint Affordable Housing Committee, collaboration on the Energy Efficiency Conservation Block Grant, the Shoreline Master Program, and others. As issues are identified as regional, she believes there will be even more demand for collaboration. Ms. Baril mentioned the idea to build a Business Coalition that will work with the schools on workforce training and in promoting important bond issues. This may result in curriculum and system restructuring. She said that good schools are one of the key elements sought by young families. There is also the need for a youth summer employment program. Rick Sepler indentified some of the issues that could threaten cooperation: Community Center, Memorial Field; North Beach will be shut down unless the City takes them over. He recalled a similar scenario with the swimming pool. He said the City is not equipped to take these on. The recent levy lid lifr was for the purpose of restoring City Parks to a reasonable level of service and will not afford the additional burden. He said that long term, Parks and Recreation must be dealt with regionally. Bill Wise said that as a person new to the community, he does not believe 30,000 people need two governments. There was mention about the different levels of service for the City and County and the dire economic position of the County. Mr. Sepler pointed to the strategy of forming a regional Parks Tax District. There was a brief discussion about failed attempts to combine staff, primarily due to different service levels, code requirements and expertise. There was mention of the differences in law enforcement services. Katherine Bard said that the feedback from young people is in three areas: they do not want to hear that they cannot afford to live here; they believe Port Townsend is over policed; and the schools must be improved. The lack of opportunities for higher education was mentioned. Broadband was discussed as one positive option. She mentioned the idea of declaring the whole community a university, every meeting space a classroom and creating an online catalog - i.e. the University of Quimper. This could include various specialty institutes such as Woodworking, Farming, Filmmaking, Financial Planning, etc. Mr. Emery mentioned solar panel installation certification and the shortage of trained installers, and the need for wind turbine masts to be made locally. Ms. Baril said she believes this area has one of the greenest economies in the Country, but it is not being embraced. She said one of the largest carbon credit companies in the US is located in Port Townsend. She compared the media coverage for Port Townsend Paper's extraordinary initiatives on green energy versus the coverage on layoffs in Canada. If their co-gen project is successful, it will reduce the energy footprint of Jefferson County by 40%. The possibility of implementing barge traffic in and out of Port Townsend was also discussed. Ms. Baril mentioned other Page 7 of 10 green ideas that she has been made aware of: locally grown produce with cold storage in boats powered with bio-diesel; medical bio-parts; etc. However, she said that the community must talk about what it wants to be. Mr. LeMaster asked the group how a vision for Glen Cove as an eco-business park, for example,. could best be conveyed and communicated to the public. He assumed that all the tactical and tax sharing issues could be resolved. How would the vision be promoted relative to the Comp Plan? Mr. Sepler said that Glen Cove is not within its jurisdiction, but the City could create policy base that one day may apply. Green zoning could be created that would favor that use. Every property there would bepre-existing non- conforming to some degree. Typically you would not write out the existing uses, but you would encourage and incentivize "green". You would plan for and provide the necessary infrastructure and hope that parallel development would occur. He said his suggestion would be to look at the FUGA, develop warrants or trigger points, and develop a sustainable idea; it would not require modification of the UGA. The Future Urban Growth Area could be included in the Comp Plan and would not require the approval of the County. A series of steps would be planned to lead to that goal. The Capital Facility Plan would not need to be modified because there is nothing date specific. The key is whether warrants can be defined that would trigger moving on to the next level. It was agreed that if/until it can be seen that an infrastructure investment will draw in development that will produce jobs the situation will remain at the status quo. Katherine Baril suggested that a joint grant to develop a Master Plan through a third party maybe appropriate. Mr. Fry asked if such grants are available. She said it maybe possible to obtain something over a three year period. Mr. Wise questioned what can be done to save the County. Mr. Sepler said that the County voters would need to decide and to fund and support what is important to them, potentially beginning with the Parks. Mr. LeMaster asked if there was information to share regarding the financial position of the paper mill and its private investors. Mr. Wise said that the value of the properties is much greater than the value of the entity that owns the properties. Ms. Baril reported that in order to qualify for the American Re-Investment Act grant the Department of Commerce did an assessment to deternune that an adequate business plan was in place. Mr. Sepler noted the success of the Coop: the better part of $750,000 per year spent in the County for local foods and goods. Mr. Wise said that he agreed. He also commended Christina Pvarnik for her marketing work for the City, noting that she is networking widely. Mr. Fry asked what the Planning Commission can do to move efforts along. Mr. Wise recalled that the discussion about Glen Cove had begun with the Planning Commission's invitation to Team Jefferson last year, and that the conversation is continuing. He said that whatever evolves, the process is already good. He said he believes the right questions are being asked and that it is well that there are several alternatives in terms of plans, phasing, trigger points and timing of investment. He also agreed with gathering more information in an effort to sort out the political will, and of looking at a wider range of possibilities. He said that he does not believe there is sufficient man power to research everything, but does like the idea of exploring the Fort Worden options. Mr. Fry commented on the value of a clearinghouse database, and suggested that Team Jefferson could facilitate such a project. Page 8 of 10 Ms. Baril said that Team Jefferson can provide the greatest value by bringing the best data, perspective and expertise relative to the business community needs, and to allow the County and City leaders/administrators to represent their interests on a true peer to peer basis. She encouraged the City Manager and County Administrator to take advantage of joint meetings. She reviewed the value of working smart, with professionalism, using sound data, and co-investment, either in studies or in support of the EDC. She stressed that it is important to look forward, not to the past, noting there is great competition for "gazelles", workforce training, and all the elements of a vital economy. She also mentioned that there are many young professionals moving into the Dabob Bay, Quilcene and Brinnon areas in connection with the new industry of ecological restoration. Commissioner Fry asked Mr. Sepler if there are any others that the Planning Commission should meet with or hear from. Mr. Sepler said he believes not, that it is time for City and County staff to work together on process as possible, considering the reduced County staff. Judy Surber mentioned the possibility of the funding set aside by CTED for the 2011 Updates. She said if the City and County find they have little to do on the mandated revisions to the Comp Plans, they maybe able to use the remainder for a joint project. Mr. Sepler said that he believes those funds may not be available due to the State budget crisis, i.e. the 2011 updates maybe postponed. He added that the County believes they will need major revisions to their Comp Plan. There was also mention of the need to resolve the funding and open questions regarding the Tri-Area sewer project. Other assumptions are that if Glen Cove sewer service is viable, Glen Cove would remain in the County, and that some form of revenue sharing would be worked out. Planning Commissioners and staff thanked Mr. Wise and Ms. Baril for attending and Team Jefferson left the meeting at 8:45 PM. With regard to next steps, there was a brief discussion about the need for the County to countenance this project, in order to be effective. In response to a question about the Hovey Report, Mr. Sepler briefly reviewed the original process, funding and content. He also briefly summarized other City staff workload, including the bulk and scale workshop and hearing; sign code (City Council); code fixes; and launch of the Streetscape process which is grant funded. He said that staff can move the Glen Cove work forward as well, although slowly. There was consideration that Planning Commission meetings maybe reduced to one per month for the near future. He mentioned the use of interns for the Streetscape project and possibly for Fort Worden, and a person to cover the front desk. Judy Surber mentioned the permit and project workload that includes: NWMC Mooring Buoy Field; Restoration of the Quincy Street Dock; Sewer Outfall; Critical Areas, and others. As with the County, there has been a reduction in staff over the years, and activity is beginning to pick up following the general economic downturn period. Mr. Emery anticipates increased interest in this area in the years following the BC Olympics. Mr. Sepler said staff would provide an outline of a FUGA scheme in December. The possibility of grant funding to create a shared database was also briefly discussed. VIII. December 10, 2009 - Regular Business Meeting (Glen Cove) Page 9 of 10 TBD (January). Open House -Designated Historic Residential Property Owners- Planning Commission invited although not a schedule meeting. TBD Public Hearing -Residential Bulk, Scale and Teardown Ordinance IX. COMMUNICATIONS (None) Judy Surber reported on a visit by Beacon Development to tour the affordable housing land bank sites identified by the City and County. X. ADJOURNMENT Commissioner Emery moved for adjournment; Commissioner LeMaster seconded. Vice Chair Fry adjourned the meeting at 9:05 PM. .~ d Fry, Vice Chair Gail Bernhard, Recorder Page 10 of SO