Commercial Districts Ordinance Update

City Council WorkshopJune 13, 2018

Tonight’s Agenda

Remaining Issues for Council Consideration

City Council Review Schedule

May 16, 2018 City Council Workshop 1

May 23, 2018 Planning and Economic Development Committee Meeting

May 30, 2017 Special Planning and Economic Development Committee Meeting

June 6, 2018 City Council Workshop 2

June 13, 2018 Planning and Economic Development Committee Meeting

June 13, 2018 City Council Workshop 3

June 20, 2018 City Council Public Hearing

Provided Tonight

City Council Adoption Document | June 12, 2018

City Council Workshop Presentation | June 13, 2018

City Council Modifications Table | June 12, 2018 version

Public Comment Matrix | through June 6, 2018 City Council workshop

GMA Compliance

➢ GMA RCW 36.70A.030(7) and 36.70A.040(d)require that development regulations beconsistent with and implement thecomprehensive plan.

➢ The proposed commercial code updateimplements the following policies:

❖ Land Use (LU) Policies 3.3, 3.5, 3.6, and 3.7

❖ Community Character (CC) Policies 5.2, 5.3,5.7, 5.8 and 5.9.

Section 18.80.010Shopfront Overlay

SHOULD THE SHOPFRONT OVERLAY CONFIGURATION BE CHANGED?

Intended to preserve thehistoric development patternalong Front Street, defined bysmall parcels, pedestrian scalebuildings, and retail,entertainment and serviceuses.

The shopfront overlay hasspecialized design standardsand requires unique andindividual shopfront characterbe maintained.

Initial Commercial

Code Release

Shopfront Overlay

PC Modified Shopfront

Overlay

Staff Recommendation: Staff recommends changing the shopfront overlay

boundary back to the initial release configuration, due to the specific

design standards which were crafted for the historic, existing small/narrow

lot development pattern of Front Street.

Section/Table 18.80.040Development Standards

SHOULD ANY OF THE DEVELOPMENT STANDARDS FOR C-1 BE ADJUSTED?

This section is the table thatidentifies the dimensionalstandards for the CommercialZones – setbacks, height andlot coverage.

➢ Density of mixed use structures is currently determinedthrough development standards, specifically height,setbacks, lot coverage and parking standards.

➢ Table 18.80.040 establishes height and lot coverage.

➢ Both height and lot coverage is proposed to bedecreased in the C-1 zoning district.

➢ There are other options to address density; however,recommendation is to continue to utilize dimensionalstandards.

➢ Council can consider adjusting development standardsto further restrict developability on C-1 parcels.

Section 18.80.080.JMixed Use Structure

AGREE WITH PROPOSED PROVISIONS REGARDING MIXED USE STRUCTURES?

➢ Currently, vertical mixed use is allowed in allCommercial zones.

➢ The amendments proposed and PC modifications, addadditional design standards, but continue to requirecommercial use on the street or first level.

➢ Other options for first floor use have been discussed,including the concept of a ‘conversion’ –street level isbuilt to commercial standards, but can be used as aresidential use.

This section provides standards

for mixed use structure (vertical

mixed use). It requires

commercial uses on the first

floor, be oriented to the primary

street with a prominent

entrance, and uses supporting

residential units (such as lobby,

fitness center, storage, etc.) can

be allowed on the first floor, but

behind the commercial uses.

Staff Recommendation: Staff recommends the draft and

Planning Commission modifications to 18.80.080.J for mixed

use structures.

Section 18.80.080.KMixed Use Site

❖ ALLOW HORIZONTAL MIXED USE IN THE C-1 ZONINGDISTRICT, SPECIFICALLY ON THROUGH LOTS BETWEENFRONT STREET AND 3RD AVENUE, AS SET FORTH INPROPOSED SECTION 18.80.080.K?

❖ IF YES, CONCUR WITH PLANNING COMMISSIONRECOMMENDATION TO ALLOW THE CORNER LOTS AT3RD/MOE AND 3RD/HOSTMARK TO HAVE A‘CONVERSION’ OPTION AS SET FORTH IN18.80.080.K.2.a?

The corner lots of 3rd/Moe Street and 3rd/Hostmark Street(“bookends”) have been specially treated by the PlanningCommission to allow for residential use on the first floor,through the “conversion” option – allowing for residential use untilthe private sector market demands commercial use on the first floor

❖ OR, WISH TO REQUIRE COMMERCIAL ON THE FIRSTFLOOR, THEREBY DELETING THIS SECTION ANDCONTINUING TO ALLOW MIXED USE STRUCTURES ASTHE PREFERRED TYPE OF MIXED USE IN THE C-1 ZONE?

A new proposed section –

18.80.080.K – has introduced

horizontal mixed use in the C-1

zoning district at a specific

location. Through lots which

have street frontage off Front

Street NE on the west and 3rd

Avenue on the east, present an

opportunity to encourage infill

through stand-alone residential

units on commercial zoned

properties.

Section 18.80.100 and 18.80.110Off-Street Parking

REVISE PARKING STANDARDS FORRESIDENTIAL IN C ZONES?

Revisions to both sections are

proposed to clarify the parking

standards for residential units

within the commercial zoning

districts.

In summary: 1 parking space

per 1 studio/one bedroom; 2

parking spaces per 2 bedroom.

Residential: one space per studio/one-bedroom dwelling unit; two one and a

half spaces for a two or more bedroom dwelling unit.

a. Studio/one bedroom: one space per studio/dwelling unit.

b. Two bedrooms or more: two spaces per dwelling unit.

c. Residential units restricted to use for seniors (sixty-five years and older): 1.25

spaces per dwelling unit.

d. Assisted living, senior congregate care, residential care center: one for each

four regular beds (or units), plus one space for every full-time employee on

largest shift.

e. Guest parking is one space per four dwelling units; provided that commercial

use parking spaces may meet this requirement at a one-to-one ratio

replacement when uses’ peak hours of operation do not overlap.

Staff Recommendation: Staff recommends adding a new

standard for guest parking.

Thank You. Questions or Comments:

City of Poulsbo Planning and Economic Development Department

200 NE Moe Street | 2nd Floor

360.394.9748 | plan&econ@cityofpoulsbo.com

Bainbridge Island

Central Core 35’ (45’ if parking underbuilding)

Madison Ave 25’ (35’ if parking underbuilding)

Erickson Ave 25’ (35’ if parking underbuilding)

Gateway 35’ (45’ if parking underbuilding)

Gig Harbor 27’

Edmonds 25’-30’

Langley 30’ (35’ feet with a pitched roof)

Coupeville 28’

La Conner 30’

Port Orchard 27’- 39’

Steilacoom 26’

Sequim 25’-45’

Anacortes 25’-35’

ComparisonsDowntown Height

Masonic Lodge is 38’ Myrebow Block is 27’“Red” building is 34’

Tickled Pink storefront is 18’ Boomer’s Pet Boutique is 25’Crimson Cove and Tizley’s is 27’

Lot Coverage

Proposed Mixed Use Site

18.80.080 K

Residential uses near downtown Poulsbo provide housing opportunities withinwalking distance of its amenities and features. Through-lots which have streetfrontage off Front Street NE on the west and 3rd Avenue NE on the east, present anopportunity to offer stand-alone residential units on commercially zoned properties.Building and site design shall compliment the character of the Shopfront Overlay,including unique street-facing building facades and pedestrian scale massing.

PROPOSED SECTION 18.80.080.K

Horizontal Mixed Use

Proposed Mixed-Use Site

Conceptual Image