HomeMy WebLinkAboutCOR-2008-Parking Variance - b� Y O
G. RNRCORTES PLRNNING, COMMUNITY & ECONOMIC DEVELOPMENT DEPT.
(INCLUDING BUILDING DEPARTMENT) PH (360) 299-1943
P.O.BOX 547,RNRCORTES, WA 98221-0547 FAX (360) 293-1938
RYAN C.LARSEN,DIRECTOR
900
December 3, 2008
N
8 Mike Underwood
Underwood & Associates, LLC
1005 Fourth Street
Anacortes, WA 98221
Reference: Parking Variance Request — 1014 Fourth Street
s
Dear Mr. Underwood:
As you know, on November 26, 2008 the Anacortes Planning Commission approved your
request for a Parking Variance at 1014 Fourth Street. The approval is granted with the following
conditions:
1. "O" Avenue and 4th Street, abutting the subject property, shall be reconfigured
with angled parking corresponding with Public Works Department guidelines.
I
2. An in-lieu payment of providing the required parking spaces shall be made per
AMC Section 17.46.30 for parking spaces which are not developed on or off
street. The total payment shall be mutually agreed upon by the developer and
the City of Anacortes.
Based on the re-configuration of 4'" Street and "O" Avenue and the proposed off street parking,
a total of 31 spaces would be developed with the project— leaving a deficit of 17 spaces.
Thank you for participating in the planning process, and please contact me with any questions
or concerns.
Sincerely,
CITY OF ANACORTES
Ryan C. Larsen
Director of Planning
And Community Development
RCL:kj
cc: Don Measamer
Ot'L4 OA
Planning Commission Meeting Minutes for
'`'ca;fig November 26, 2008
Parking Variance: 1014 Fourth Street
Mr. Don Measamer, Assistant Director of Planning described the parking variance as being located at the
corner of 0 and "0"Avenue, which will include off street parking spaces at the alley adjacent to the two
new proposed buildings, along with the reconfiguration of Fourth Street into angle parking, which will
provide approximately ten additional parking spaces. Upon the request of the Commissioners, Mr.
Measamer noted that the applicant has provided additional photographs along with traffic counts to show
how many open parking stalls were available at various times of the day. The applicant also submitted a
site plan to show parking lot dimensions with turning radiuses. In answering a question from
Commissioner Leming, Mr. Measamer explained that 18.6 is the minimum requirement for a parking stall.
In answering a question from Commissioner Folsom, Mr. Measamer explained that the commission would
determine the number of stalls that would apply for an in lieu payment and then calculated by staff. The
Chair then opened the hearing to take public testimony.
Ms. Virginia Heiner, 804 "K"Avenue, spoke in support of the variance. She also mentioned the importance
of protecting the Bay from storm water run off by creating too many asphalt parking areas.
Mr. Mike Underwood, Underwood and Associates, requested that the Commission not implement an in lieu
parking payment. He talked about the parking variance that was issued for the Soroptomist retail addition
and how it compared to this request. Mr. Don Measamer pointed out that conditions of the parking
variance for the Soroptomist stipulated that they only be open two days a week.
Commissioner Leming expressed his concern that if this parking variance is issued it would set a
precedence to allow other properties in the downtown area to construct new buildings and not be required
to provide off—street parking.
Mr. Don Measamer, Assistant Director of Planning stressed that each parking variance request needs to
stand alone on its own merits. With that, staff is asking that you approve the parking variance with the
following conditions: 1) "0" Avenue and Fourth Street, abutting the subject property, shall be reconfigured
with angled parking corresponding with public works department guidelines"; and 2)An in lieu payment of
providing the required parking spaces shall be made per AMC Section 17.46.030 for parking spaces that
are not developed on or off-street. The total payment shall be mutually agreed upon by the City of
Anacortes and developer.
Commissioner Folsom expressed concern relative to where employees are going to park. She suggested
that a time limit be placed on the parking spaces. Commissioner Leming expressed concern regarding
overflow of parking into the adjacent residential areas.
After discussion, the Planning Commission approved the parking variance subject to staff conditions. This
action was taken on a motion by Commissioner Nelson, seconded by Commissioner Janke. The vote:
Ayes: Nelson, Janke, Folsom, Laumbattus, Rasco and Gere; Nay: Leming. Motion passed.
Planning Commission Meeting Minutes for
November 12, 2008
Parking Variance: 1014 41h Street—How It Works
Mr. Don Measamer, Assistant Director of Planning, introduced the request for parking variance.
He provided an overhead vicinity map to show the parking plan and street layout. Mr. Measamer
explained that with the existing building in place and the proposed new building 48 parking
spaces would be required. The applicant proposes 16 spaces in the rear on the alley and a
reconfiguration of 4th Street that would provide an extra nine spaces. Mr. Fred Buckenmeyer,
Public Works Director, explained that staff does recommend that they approve this request with
the conditions that are outlined. This would include, improving "O" Avenue and 4th Street along
with providing an in lieu payment as outlined in the code.
Mr. Mike Underwood, Underwood & Associates, 1005 4th Street, explained that they are
proposing to accommodate for 16 off street parking spaces and then reconfigure 4th Street with
addition diagonal parking. He also pointed out that there is public parking lot across the street,
which on many days has several spaces available. Mr. Underwood gave some examples of other
city's parking requirements. He feels that by reducing the parking requirements within central
business district (CBD) will encourage more development to create jobs and revenue for the city.
Mr. Al Johnson, representing the "Downtown Anacortes Plan Association" spoke in support of
the parking variance. Although, he recommended that conditions be placed on the variance
relative to storm water retention, transportation. He also asked that provisions be added to
include language for affordable housing, and energy efficient buildings. Lastly, Mr. Johnson
suggested that a in lieu payment of$10,000 per parking space be made by the applicant.
Mr. Ross Barnes, 1004 7th Street, expressed concern relative to granting the parking variance and
feels that the site is being overdeveloped. He suggested that only one building be approved for
construction so that onsite parking can be provided.
Mr. Howard Terell, 1014 4th Street, How It Works, expressed his appreciation to the audience for
their comments. He explained that many of their employees carpool, and ride bikes to work.
Mr. Terell explained that the applicant is trying to maintain the existing building because of its
historic value. He also pointed out that to create a downtown feeling parking should not be
provided for only one business. People should be able to park a couple of blocks away, which
may entice them to stop in at other businesses along the way to their destination.
The Commission requested that prior to the next hearing the applicant provide dimensions on the
site plan and that staff provide the actual cost of an in lieu payment. With that, the Chair, Ms.
Laurie Gere continued the public hearing until the evening of November 26, 2008. The Planning
Commission will conduct a site visit at approximately 3:00 p.m.; public testimony will not be
taken at this time.
} ANACORTES PUBLIC WORKS DEPARTMENT
STEVEN LANGE, Project Manager
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Parking Study 1014 4th Street
The number of open parking spaces was documented over a two day period.
Open spaces were counted hourly.
November 18th & 19th
Area 1, North side of 4th St. Immediately next to subject property.
Area 2, South side of 4th St Directly across from subject property.
Area 3, Public parking lot adjacent to theater, not including row next to theater.
Area 4, East side of O Avenue Immediately next to subject property.
11/18/2008
Time Area 1 Area2 Area3 Area 4 Total open spaces
9:10 7 4 33 1 45
10:15 3 1 30 1 35
11:05 1 2 30 0 33
11:55 2 4 24 1 31
1:00 2 1 14 0 17
2:15 4 3 16 0 23
3:15 3 1 16 0 20
**4:00 6 0 7 0 13
11/19/2008
Time
9:10 5 5 36 3 49
10:20 6 2 33 3 44
11:15 6 3 31 1 41
12:00 3 4 22 2 31'
2:00 3 0 16 1 20
3:00 3 1 17 0 21
Note:There were 4 to 6 spaces available both days plus handicap parking on site both days of the study
Parking next to the Rock Fish Grill,The Business and Underwood and Assc.Were not part of study.
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City of Anacortes
Building Depadment
Memo
To: Planning Commission, Kathy Janke, and Land Use Permit Manager
From:Don Measamer, Assistant Planning Director/Buildin
CC: Ryan Larsen, Planning and Community Development Director
Date: 11/20/2008
Re: Proposed Parking Variance Request-1014 4' Street
Please find attached drawings for the proposed parking variance at 1014 4 h street showing dimensions
of the parking stalls and alley.
Public Works is working on an analysis of parking stall costs and will have that information available at
the November 2dh,2008 meeting.
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relocated trash
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west building existing birch tree
existing east building
ground floor=3066 sf retail
e second floor=2280 sf office ground floor=2330 sf retail
—1400 sf office second floor=1600 sf office
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garden courtyard
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existing garage
existing fir tree to remain as retail
space-remove
existing birch tree driveway for parking
° sidewalk (a)power pole m®`
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(a)parallel parking spaces remove curb and inset curb for
Parkin R new diagonal spaces/ ,1 Fourth Street diagonal parking as shown
g Requirements �
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NOTICE OF CONTINUANCE
Anacortes Planning Commission
NOTICE IS HEREBY GIVEN that at the Anacortes Planning Commission meeting of Wednesday, November
12, Zoos was continued to Wednesday, November 26, 2008 at 3:00 p.m.
or as soon thereafter as possible in order to conduct and/or to continue their deliberations on the following
matter(s):
Site Visit: 3:00 p.m. — Meet at 1014 4th Street
Parking Variance. No testimony will be taken. The Planning Commission will resume deliberation/decision
on this matter on the evening of Wednesday, November 26, 2008 at 7:30 p.m. in the Municipal Building Council
Chambers.
At the conclusion of the site visit meeting will again be continued to Wednesday, December
10, 2008 at 3:00 p.m.
Or as soon thereafter as possible in order to conduct and/or to continue their deliberations on the following
matter(s):
Site Visit 3:00 p.m. — Meet at the Edwards WaV cul-de-sac
Leeward East Shoreline, Conditional Use, PUD. No testimony will be taken. At the conclusion of the site
visit the continued meeting of November 12, 2008 will be adjourned.
The Open Record Public Hearings for the Leeward East Land Use Permits will resume on the evening of
December 10, 2008 at 7:30 p.m. in the Municipal Building Council Chambers, 6th Street and "Q"Avenue.
This notice is given in accordance with Chapter 42.30., Revised Code of Washington.
S
igned/ Hoglund, City Clerk- ' Date
AFFIDAVIT OF POSTING
ke, hereby certify that on I I- I — 08 , I did post the above notice in a conspicuous
on or near the main entrance to the Council Chambers, Anacortes Municipal Building,
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PARKING VARIANCE
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Anacortes Planning Commission Meeting— 11/12/08
Re: Parking Variance: 1014 Fourth Street— How It Works
Page 1
Chair Gere Under New Business we have two items this evening. But under
Washington State law we're required that all testimony in a quasi judicial hearing be given under
oath. So starting tonight, before each item on the agenda I'm going to ask each one of you who
expect to testify will raise your right hand. You'll stand and raise your right hand, and I'll ask
you to give an oath. So anyone who plans on speaking under the first item—parking variance for
1014 Fourth Street for How It Works— could you all stand right now and raise your right hand.
And do each of you swear and affirm to tell the truth in the testimony that you give? And if so,
will you please say I do.
Audience I do.
Chair Gere Thank you. So that brings us to our first item on the agenda this evening.
Mr. Measamer.
Mr. Measamer: Thank you Madam Chair, members of the Commission and the audience.
The first item on your agenda — Fourth Street parking variance. How It Works is probably the
best way to describe where it's at. You'll see in the vicinity map Fourth Street, "O" Avenue and
Commercial. The next slide here will show the parking plan and street layout along with the
buildings. Here you go. So I'll take just a few minutes to provide a little bit of history for the
CBD use zone. As you know, throughout the years several businesses have come before this
Commission for parking variances. And typically the variance requests you see are for existing
buildings where maybe they're changing the use. A good example of that would be the new
Wilson Hotel. A few years back it came before this Commission for a parking variance for their
retail uses and the apartments on the upper floors. And with this proposal what you see are two
new buildings and an existing building. The applicant has shown that the uses and square
footages shown require a total of 48 parking spaces. They show 16 spaces in the rear on the alley
and a reconfiguration of Fourth Street that would — I believe it gives them an extra nine spaces.
And throughout the past couple of years the Public Works Department has been working on a
downtown parking, shall we say, report that will give you some information on some of their
findings on how parking can be increased on some of the side streets. I'm going to let Mr.
Buckenmeyer talk about that, though, here in just a little bit. The City staff has reviewed the
Anacortes Planning Commission Meeting— 11/12/08
Re: Parking Variance: 1014 Fourth Street—How It Works
Page 2
project and supports it given the conditions that are listed in a memo before you. Two of those
conditions— there are two conditions. One, which discusses reconfiguring Fourth Street and "O"
Avenue. That would provide approximately an additional 15 spaces. The other condition would
be an in lieu payment. In lieu payments are, as you know, by municipal code permitted only in a
central business district. An in lieu payment would need to be, of course, worked out between
Planning, Public Works, and the developer. In lieu payment could be used within a couple of
block radius, maybe, to reconfigure the streets from parallel parking to angled parking, or even
for a lease of parking area. With that, I think I'd like to turn it over to Mr. Buckenmeyer to
expand on the possibilities of downtown parking.
Chair Gere Thank you.
Mr. Buckenmeyer: Thanks Don and members of the Planning Commission and audience. I
don't have too much more to add to that other than the fact that these parking things are a real
collaborative effort between the Planning Department and Public Works. Normally the Planning
Department would dictate the number of stalls required in any given application and Public
Works would then work toward the design and construction of those stalls. As Don stated, City
Council did in 2007 adopt a transportation plan as a comprehensive plan amendment. Included in
that was a downtown parking inventory and study, if you will, which in part outlined areas and
methods that could be implemented to maximize the parking in our CBD area. The study was
actually brought forth by our Public Works citizens' advisory committee and Chairman Folsom
was a chainnan of that — or excuse me, Commissioner Folsom was the chairman of that
committee at that point. I believe she still is. Curt Kennedy served on that committee and a
number of other folks. Staff is recommending that we take advantage of the hard work that was
put forth in that study and the framework that's set forth in Anacortes municipal code which is
included in your packet materials for this one. The staff is also recommending that they approve
this request with the conditions that are outlined which was basically as Don mentioned —
improving "O" Street, improving Fourth Street, and providing a payment as outlined in the code.
These funds could then be used by the City to aggregate and leverage multiple funding sources
and to construct and improve parking in areas in the CBD that would be benefited the most.
Anaeortes Planning Commission Meeting— 11/12/08
Re: Parking Variance: 1014 Fourth Street—How It Works
Page 3
Chair Gere Thank you. Okay, members of the audience, this is your time to comment
on this project. Or, Mr. Underwood, did you want to start? Did you have anything? Okay, then
we'll listen to you first.
Mr. Underwood: I'm Mike Underwood, Underwood and Associates, 1005 Fourth Street.
The reason for this request was that we need a parking program. There's a little bit of a
confusion as to whether it's a variance or an application for a program. We thought it was a
program which was more of working with you to come up with a plan to provide the parking. If
it was as simple as writing a check, we'd might have just done that. Anyway. The zoning
requires either off-street parking by individual action which is basically putting parking on the
site or the parking program. The program that we would like is providing the 16 spaces on site
that Don has mentioned and then reconfiguring the Fourth Street to add additional capacity to the
street, going with the diagonal configuration. We feel that there's sufficient public parking in the
vicinity. Between street and the north side of the theater parking lot there's over 250 spaces.
During the week of September 8'" through 12"', a count was made and documented with photos
that showed that at least 32 spaces were available each hour of the business day. And oftentimes
there was a great deal more available spaces. People using these public parking lots usually visit
many downtown businesses, not just one, distributing the parking demand among many
businesses. So we feel that the people that visit our site will also visit other businesses and will
fit well into the existing parking patterns without having to add any additional spaces. In addition
to feeling that there's adequate parking, there's another important issue. We feel that the highest
and best use of the land in the downtown core should be used for professional offices, retail
business, and public spaces for people gathering. Uses that provide jobs, sales and property tax
revenues, and spaces that encourage social gatherings and not spaces that are asphalt and devoted
to automobiles. Many cities are rethinking their parking requirements by either reducing or
outright removing the parking requirements from their downtown cores. Large cities such as San
Francisco, Boston, Tacoma, Seattle, Washington DC have eliminated most of their parking
requirements, especially where there is development that's adjacent to public transportation.
However, towns such as Redmond, Washington and Eugene, Oregon, which have much smaller
transportation systems, have reduced the amount of parking requirements and introduced a
maximum limit to the amount of parking that can be included into a project. They understand
Anacortes Planning Commission Meeting— 11/12/08
Re: Parking Variance: 1014 Fourth Street—How It Works
Page 4
that the existing parking is generally adequate to supply the new infill and redevelopment
projects. And if they were to require more parking spaces, they would simply be adding more
congestion. Drivers may have to circle the block a couple times or park a block away, but spaces
do become available. This also encourages the use of public and alternate transportation.
Additionally, bicycle, storage lockers, dedicated parking spaces for carpool use, wider pedestrian
oriented sidewalks are project requirements to offset off-street parking requirements. Their
reasons are simple. Take every opportunity to develop the land for commercial or public
activities. Remove barriers for development. Lessen congestion while promoting public and
alternate transportation use. Asphalt parking lots can be a destructive and unnecessary public
subsidy for car owners. And then, of course, environment concerns. We are mentioning this to
show you that there is a national trend to remove parking obstacles from downtown
development. The cities have recognized that by changing or eliminating their parking
requirements they can encourage development by removing the cost of the parking and the
physical obstacles that a parking facility brings to a project. On a small scale, the City of
Anacortes through this Planning Commission action can support this development by accepting
the current parking capacity as sufficient to meet the needs of the proposal and work to develop a
comprehensive transportation and parking plan for our future. Questions?
Chair Gere Commission, any questions of Mr. Underwood? Not at this time, thank
you. Members of the audience. Mr. Johnson.
Mr. Johnson Good evening, Al Johnson, 1201 Fourth Street. And I'm representing the
Downtown Anacortes Plan Association. We are a group that seeks to develop a vision for
downtown Anacortes and encourage City decisions that support that vision. Most the goals that
we encourage are retail development as the primary use in the CBD while encouraging other
uses such as residential when they support and complement the retail sector. Secondly, we
encourage to preserve and encourage the small town atmosphere of downtown Anacortes in the
area north of 12°i Street and one block either side of Commercial Avenue. Amongst elements
that we encourage are proper sizing and scale of new or redevelopment projects in this area. We
also encourage the preservation of certain landmark buildings in this area along Commercial
Avenue. Fourth, we encourage the integration of the CBD with the neighboring industrial,
Anacortes Planning Commission Meeting—11/12/08
Re: Parking Variance: 1014 Fourth Street—How It Works
Page 5
marine and residential districts. Fifth, we support an integrated transportation and parking plan in
this area. And finally we strongly support the conditional use process to be used for any new
development in this area. This proposed development meets our goals, thus we strongly support
their request for a conditional use. We feel this project has a strong retail component. It is of a
proper size and scale that fits in with the CBD and will integrate well with the existing
neighborhood. The concerns we might have would be traffic and particularly the traffic for
Trident Seafoods who has major truck traffic along Fourth Avenue and the parking impacts.
Now, although we support this conditional use, we also feel the City, as a matter of policy when
granting conditional uses, should receive something back in return for special permission for a
developer. Amongst our five concerns are storm water disposal, affordable housing, energy
efficiency, transportation, and parking. We know that soon the State will be requiring more
stringent requirements pertaining to storm water disposal, so we believe this conditional use
should be conditioned to require 90 percent of all storm water to be dispensed onsite, to be
disposed of onsite. Secondly, in affordable housing we would like to see all major new
developments that include a residential component to have a part of it as required affordable
housing — to have affordable housing as a component of any new major residential
developments. Unfortunately the City has not previously required that, so it probably would not
be fair to impose on a developer to do so today. However, we believe that a financial
contribution would be fair as part of the conditional use to the Anacortes Housing Authority. In
energy efficiency, we believe Anacortes should be a leader in requiring more energy efficient
buildings than currently required. Thus, we believe this request should be conditioned that the
energy efficiency of these buildings should be stricter than the minimum required. In
transportation, we believe that money should be donated to the City Engineering Department to
continue to study the central business district and surrounding area, transportation plan in
particular, the "Q" Avenue throughway corridor, and also along Fourth Street where we have
many differing uses using those streets. We would also like to see this conditional use permit
require the developer to donate money to the City sidewalk fund. And finally in regards to
parking, and we strongly support in lieu payments, we suggest a $10,000 payment for any
parking space that is less than what the City requires. And this should be calculated in what the
City requires on their property, not including the parking spaces that they will receive from any
City reconfiguration of existing streets. Again we support this land use proposal, this conditional
Anacortes Planning Commission Meeting— 11/12/08
Re: Parking Variance: 1014 Fourth Street—How It Works
Page 6
use proposal, even without the conditions. But we feel with the conditions it would be better for
the City of Anacortes, and we feel these conditions are clear, directed, and reasonable for the
developer. Thank you very much.
Chair Gere Thank you, Mr. Johnson. Other members of the audience that would like
to speak on this proposal. Mr. Barnes, you may step forward. You'll have to take an oath. We
took an oath before you got here tonight, so I'll read it to you, and you'll have to swear to tell the
truth.
Mr. Barnes That's fine. Since it's in the rules, I always wonder why you don't ask me
every time I'm here.
Chair Gere Well, we're starting tonight. Do you swear to affirm and tell the truth . . .
Mr. Barnes Just tonight or from now on?
Chair Gere From now on in every subject you speak on. So, do you swear or affirm to
tell the truth in testimony that you give? If so, will you say I do.
Mr. Barnes I do.
Chair Gere Thank you, Mr. Barnes. You may proceed.
Mr. Barnes Ross Barnes, 1004 7"' Street. I am a downtown user, have an office
downtown, so I am concerned about — and spend a lot of time downtown — so I am concerned
about downtown issues. And I am concerned about the parking here. I just think in — depending
on the perspective—either the site is underdeveloped or overdeveloped. Certainly there's a desire
to keep the existing buildings on the site, apparently all of them, which creates some basically
limitations on the design of the site. I think the amount of parking that's onsite is way too small.
And from what I read, they're saying all of the spaces within 250 feet of the site which might be
available during the day somehow should be allocated to this one business — 32 spaces. What
Anacortes Planning Commission Meeting— 11/12/08
Re: Parking Variance: 1014 Fourth Street—How It Works
Page 7
about all the other businesses that might want to use those spaces? So I think there's either too
much building or not enough parking onsite. And perhaps one of these buildings should be
permitted at the present time rather than both, so additional parking would be placed on the site. I
think especially there needs to be enough parking onsite for the people who are going to be
working there, and I think there's a fair number of people, for instance, working in How It
Works. If that kind of ratio of floor space to workers is typical for the whole site since they're
proposing to have that kind of created business there, then I think perhaps I would go along with
the parallel parking along Fourth Street primarily designed for additional customer access to the
site. But I certainly don't think street parking or offsite parking should be allocated to those
people that work there. So I would suggest either approving one of these buildings rather than
two at the present time so they can have enough onsite parking, or else having this site
redesigned to get more onsite parking. Thank you.
Chair Gere Thank you, Mr. Barnes. Yes. I think we should do it more formally. Do
you swear or affirm to tell the truth in the testimony you plan to give this evening?
Mr. Terrell I do.
Chair Gere Thank you. Will you state your name and address for the public record?
Mr. Terrell I'm Chris Terrell and my business address is 1014 Fourth Street, How It
Works.
Chair Gere Thank you.
Mr. Terrell This is very interesting, and I'm really appreciative of all the comments
that have been made on all sides because I do feel that it shows a concern for our town and how
we're going to approach our town and how people are going to be able to be able to utilize the
areas that we live and work in. And, you know, I'm not a public speaker, but on the other hand I
have to say I do appreciate both sides. I think that there's things that we all have to look at when
we're looking at this area. The one thing that I do see — I mean, I have to go a little bit by bit.
Anacortes Planning Commission Meeting— 11/12/08
Re: Parking Variance: 1014 Fourth Street—How It Works
Page 8
What he was just saying about the employees. I have anywhere from 10 — let's just say an
average of 10 employees in that building. Now I have at least three that are riding bicycles to
work every day unless it's a storm day like today. And we are carpooling, we are doing different
things to make sure that we have adequate parking. We have customers that come in. Our
customers are there most of the time no longer than 30 to 45 minutes. They occupy a parking
space and they leave. And this is a lot of what I see. One of the things that I did was when Mike
was talking about the parking in the area, I went out and I looked. And I watched it for a good
period of time. There are a lot of vacant parking spots. And that doesn't mean that a vacant
parking spot is determined specifically for How It Works or these retail buildings. I see the
people coming in for lunch. They'll walk in, go to one of the restaurants. They'll come by and
stop in to How It Works and say, well, what do you do here? You know? It's a crazy name, what
do you do here? Do you see what I'm saying? The people are not specific in a retail environment
to a parking spot, you know? We have to have something where people can see our town and
walk through it and enjoy it, and have buildings that are structured. What would happen if I said
fine, let's do two buildings and . . .
Chair Gere Can you speak into the microphone please?
Mr. Terrell . . . let's take out How It Works, let's take out that building that we have
worked to keep because of its historical value. It's a part of Anacortes and has been since 1906
when it was first started. These are the type of things that we're considering. We're considering
caring for our environment, our retail environment, the businesses that we work with. I just don't
see how we can determine everything to a parking space for an individual that has to be sat there
for eight hours a day. It doesn't make sense to me because I've been in many small towns. And
like I said, I've had to park two blocks away. But in that two blocks I've gone by 10 businesses
and maybe stopped at the deli, maybe done this, done that. Where if I'm specifically oriented to a
parking lot that is on that piece of property, that's going to be specifically for me. I will have,
you are not able to park here to go to other businesses, you're only for this business, and that
doesn't snake sense. We should have a community that allows you to park, go see the other
businesses, walk through it. This is central business district. This is not a Wal-Mart. This is not a
large store that has specific presence that requires specific things. And if we're saying, well,
I
Anacortes Planning Commission Meeting— 11/12/08
Re: Parking Variance: 1014 Fourth Street—How It Works
Page 9
these buildings, the size of these buildings, what if one of those buildings is a gallery? A retail
environment of a gallery where we're showing our local artwork and images. You have one
employee. It could be 1,000, 2,000 square feet, but you're going to require that parking spot for
what? The employees or the people that are going to walk into it? And these are the type of
considerations that I have. When I had had this property for 10 years I've owned it, and the one
thing about it was I've tried to see what my possibilities were as a business owner and a property
owner in the town. I've tried to work —to do the best for this town that I possibly could. I feel
that this is the best for this town that I possibly could have done in this transition. I think that this
is, you know, it's amazing, everything that they're saying. You look at that and it's just a square.
That doesn't show you what the attitude and the mindset is behind how we want to approach this,
and that's my feelings. And thank you.
Chair Gere Thank you, Mr. Terrell.
Mr. Leming I have a question.
Chair Gere Yes, Commissioner Leming.
Mr. Leming What type of uses — or do you have any current uses that are actually
going in there? Or is it all speculative at this point?
Mr. Terrell I think that at this point everything is speculative. We have, you know,
again, I'm working with a number of different businesses that have shown interest in locating in
a retail area that's conducive to this type of environment where we have active people, we have
restaurants, we have places to stay, we have retail environments. There's nothing that's been
signed to paper to my knowledge.
Mr. Leming_: How many total employees do you feel that will be on the premise once
it's open?
Anaeortes Planning Commission Meeting— 11/12/08
Re: Parking Variance: 1014 Fourth Street—How It Works
Page 10
Mr. Terrell Again, you know, this is something that would be speculation on my part.
Because even my own business, I run a business that I started where I felt that I have to have
employees in the building. I run a web development, graphic design firm. Now most of my
people can work from home. You see what I'm saying? We can — whether you have — there's
many times that if—if there was going to be reconstruction or things in that, I may not have 10
employees in that building, I may have one because of the type of business that I run.
Mr. Leming One last question. On the garden courtyard plan, well, your plat plan I
should say, you show a major garden courtyard plan. It seems to me that it might be —based on
the total number of off-street parking spaces that you require — it seems that it might be a little
excessive and that some reconfiguration of one or the other or both you could actually provide
more on-street parking. And I'd like to know your feelings about that.
Mr. Terrell Again, I would preface my statements by saying I am not the owner of the
property and I'm not the developer of the property. I am How It Works. I'm located in that
business, and at this point in time I lease my business from the person that bought the property,
Mr. Edson. And he is working to develop the property. What I see in this — I think you can go
any way. I mean, I'm just reasonable with you. Yes, you can take out gardens and you can take
out buildings, and you can do however you want to approach it. I think legally is that going to be
the benefit to our town? When we walk through, again, and everything that we're going to do is
based on asphalt parking lot? I would much rather have to park two blocks away and walk by a
beautiful retail facility that has historic value and has an opportunity for our future than to take a
garden out.
Mr. Leming_: Okay,but did I misunderstand? You don't own the entire parcel?
Mr. Terrell I do not. I have sold the parcel.
Mr. Leming Okay.
Anacortes Planning Commission Meeting— 11/12/08
Re: Parking Variance: 1014 Fourth Street—How It Works
Page 11
Mr. Terrell But I'm only speaking in behalf of what I — I plan to be in business there a
long time.
Mr. Leming That's all.
Chair Gere Thank you.
Mr. Terrell You're welcome.
Chair Gere Members of the audience, is there anyone else that would like to make a
comment? Okay, members of the Commission, questions.
Mr. Leming Questions.
Chair Gere Mr. Leming.
Mr. Leming I'm not sure whether it's to Mr. Buckenmeyer or Mr. Measamer. The
seven parking spaces proposed off of the alley, the new spaces, do those meet turning radiuses to
get into those parking spaces?
Mr. Measamer: Mr. Leming. We don't have the specifics on the length of the parking
spaces and the overall design. Conceptually it can work. The designer will need to, of course,
make sure that those turning radiuses are met, that's quite true.
Mr. Leming My problem, I guess, is that we grant or deny or condition a project based
on it being accurate. I guess what I'm saying is I'm very hesitant then in granting anything that
might not be workable or that changes or alters the plan. I mean, this is a basic — basic plan
should incorporate dimensions, property dimensions, width of the alley, the width of the parking
spaces. I mean, that's a common request or requirement on plans. And to— I don't know . . .
Mr. Measamer: If I might take just a moment for the Commissioners.
Anacortes Planning Commission Meeting—11/12/08
Re: Parking Variance: 1014 Fourth Street—How It Works
Page 12
Chair Gere Yes, Mr. Measamer.
Mr. Measamer: A typical parking space through engineering design standards would, I
think, average out at about eight foot six in width and approximately 20 to 21 foot in length. So
in this case if we take those seven spaces or the nine spaces and say that we're going to have 20
foot by eight foot five, we have a 16-foot alley. So if you take an example of, say, the Safeway
parking lot where you have one drive lane and parking off of those drive lanes, I believe — and
Fred you can correct me if I'm wrong on this—a typical drive aisle in a parking lot runs at right
around 12 feet, if I'm correct. So given the 16-foot alley and the 90-degree parking, I think that it
would meet engineering standards.
Chair Gere Thank you.
Mr. Laumbattus: Madam Chair?
Chair Gere Yes.
Mr. Laumbattus: I think we should have a site visit for this and decide at the next meeting,
if the rest would agree. I'm not familiar with the site, I'd like to take a look at it.
Chair Gere Mr. Measamer, do you have a comment?
Mr. Measamer: If I heard correctly, you're thinking of a site visit?
Chair Gere Yes, that's what Mr. Laumbattus said.
Mr. Measamer: November the 26"i, of course, is the next meeting, and we're hoping that
that would be a very short meeting. So it would be an extended timeframe if we waited to the
next which would be December the 10`l'.
Anacortes Planning Commission Meeting— 11/12/08
Re: Parking Variance: 1014 Fourth Street—How It Works
Page 13
Chair Gere Okay. Would that work for the City staff?
Mr. Measamer: Well, we could certainly do November the 261h if the Commissioners
wanted to.
Chair Gere Okay.
Mr. Laumbattus: November 26?
Chair Gere Yes.
Mr. Laumbattus: Yeah, that's fine with me.
Chair Gere We could do the site visit early and so it . . .
Mr. Measamer: About three o'clock?
Mr. Leming I'll be out of town, as I indicated a week ago, for Thanksgiving weekend.
Chair Gere Will that work with you, Ms. Folsom? Okay. It sounds like we have a
consensus on that. We will be available at three o'clock on the 26`"
Mr. Measamer: Very well.
Chair Gere So, Ms. Folsom, do you have a question?
Ms. Folsom Yeah, Mr. Measamer, on "O" Avenue I see there's parallel parking. Is
there enough room on that avenue to put in angled parking?
Anacortes Planning Commission Meeting— 11/12/08
Re: Parking Variance: 1014 Fourth Street—How It Works
Page 14
Mr. Measamer: That's a great question, Ms. Folsom. The curb would need to be moved
back and the sidewalk pushed back a bit. You could see from the reconfiguration on Fourth
Street what it might look like. With that reconfiguration, then angled parking would work, yes.
Ms. Folsom Okay. Because you'd add another four spaces at that point.
Mr. Measamer: Yes.
Ms. Folsom Okay, that was question number one. And, Mr. Johnson, I had a question
about your financial contribution. And I don't know whether I understood you correctly. It would
be $10,000 per space for anything that they didn't have onsite? That would be 32 spaces, and
that's $320,000.
Mr. Johnson : The proposal — the $10,000, that's something that the Council had
mentioned last year. Mr. Holboy had actually done some research. He's no longer a Council
member, but that's where that number comes from. And the numbers are simply City numbers
and City codes. That the City requires 48 sites, and if you have fewer than that, however many
fewer they have, we feel an in lieu payment is the proper solution. It solves a lot of the issues,
and then the City can decide where to put that money to solve the parking problem. And also if
somebody wants to have more open space, more garden area, that's fine, they just donate to the
City parking fund.
Ms. Folsom Okay, thank you.
Chair Gere Thank you. Mr. Leming.
Mr. Leming There's been some talk about the City possibly looking into additional
parking lots in the downtown area. If the applicant was granted the variance, I would assume
then that if he was charged a fee for how much ever, that that could possibly go to acquiring new
parking lots? And also I don't know whether you know down the pike is anything coming in
later on that you're vaguely aware of who would also require parking variances like this?
Anacortes Planning Commission Meeting— 11/12/08
Re: Parking Variance: 1014 Fourth Street—How It Works
Page 15
Mr. Measamer: I'm not aware of any projects that are on the street right now that might
come in that would require a variance. But it's certainly within the Commissioners' realm to
require that the funds that are paid for this project be set within a fund, so to speak, that would be
used towards leasing or developing a parking lot or reconfiguring other streets. I think that the
preference from Public Works and 'Planning would be that it be left up to Public Works Director
and Planning Department to determine whether or not there might be available properties for
purchase or lease and then which streets might be able to be reconfigured. So perhaps having the
— if that were the Planning Commissioners' then perhaps wording it in a way that would
allow one of the three or a combination.
Chair Gere Okay. Thank you. Ms. Folsom.
Ms. Folsom In a conversation the other day, somebody said that it costs about $10,000
per space to construct a parking garage. This is a garage, not just land. It's building up and
making it more than one story. The other way out of having people come in for all day is to put
time limits on the parking spaces, say two hours or three hours, so somebody doesn't come in
with an eight-hour job and take up a parking space for all day. It has to be enforced.
Chair Gere Okay. Mr. Rasco.
Mr. Rasco There are several things here that come up, and I think that we need a clear
definition of. And I'd like to see the staff develop — have a total review of the cost. We're
specifically talking about cost of $10,000 per spot. And low and behold, I think a parking
structure, if that's what you're talking about, is much more involved than that because of land
costs as well as development costs. And if it's multi-structure or if it's a single thing. And I'd
like to see a review by the staff of costs for parking and the opportunity in this area too for
parking which would be contributed to this site. Because I think we need to be realistic about
those numbers and see if just handling something that might have been a year or two ago. The
next thing, also we've talked about energy efficiency. I'd like to see some standards developed
related to energy efficiency. Perhaps developing in the way of leadership and energy and
Anacortes Planning Commission Meeting— 11/12/08
Re: Parking Variance: 1014 Fourth Street—How It Works
Page 16
environmental design (LEED). And this, I think, staff could be easily describing that to the
designers so that we know what level of LEED or other type of criteria that would be beneficial
here because we've talked about energy efficiency and we want energy efficiency. And it's
certainly appropriate. And the Council has also addressed that, I believe. I think we just need
more definition because I'd hate to haste into it. I think it's right to have a site review. And in the
meantime, during this period, I think those need to be developed.
Mr. Leming I have one more question.
Chair Gere Yes, Mr. Leming.
Mr. Leming For the department, Mr. Buckenmeyer probably. What would be the total
cost involved in putting in the angled parking on Fourth Street and "O" Avenue? You don't have
to answer that tonight.
Mr. Buckenmever: Thank you.
Mr. Leming_: But I would like to know how much that would be. And I'm assuming that
the applicant would be paying for that?
Mr. Buckenmever: I can answer that one. Yes.
Chair Gere Mr. Rasco.
Mr. Rasco Again, coming from what we've discussed is the parking — we've
mentioned the sidewalk fund here, and I'm not even sure how the sidewalk fund happens. Does
that go to a general fund? And how is it used? A sidewalk fund, and we've also talked about the
opportunity of participation by the Planning Department, the Public Works, and the developer
agreeing to things. And there are three parties there that may have different things.I really think
those need to be investigated before we can really make a decision and a recommendation from
Anacortes Planning Commission Meeting— 11/12/08
Re: Parking Variance: 1014 Fourth Street—How It Works
Page 17
those three as to what would be a workable solution. Because it does have to be economically
viable, too, I understand.
Chair Gere Any other Commissioner comments this evening? Mr. Janke.
Mr. Janke Just maybe by the 26°i when we meet again, as Mr. Leming had mentioned
too earlier, if we could have dimensions, an updated drawing with dimensions rather than just the
conceptual. And I realize this is pretty close to scale,but I think that's a good idea.
Chair Gere Members of the audience, any other comments this evening? Okay, we're
going to continue this until November 26"'. We will have a 3 PM site visit. And then we'll
reconvene here at 7:30 that evening on that issue.
{1TY 0- yjy
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usE
TO Planning Commission
FROM Land Use Permits
SUBJECT Proposed Fourth Street Parking Variance — 1014 Fourth Street — How it Works
DATE November 6, 2008
Please find attached:
91E September 18, 2008 narrative
91E October 27, 2008 letter of response — Kevin P. Welch
alE November 5, 2008 Memorandum from the DRG
Drawing
BuildingCity of Anacortes
Deplaftment
Memo
To: Planning Commissioners, Kathy Janke, Land Use Permit Manager
From:Fred Buckenmeyer, Porks Director, Don M�asamer, f+ssls�ant
Planning Director
CC: Ryan Larsen, Planning and Community Development Director
Date: 11/5/2008
Re: Proposed Fourth Street Parking Variance-1014 Fourth Street
The following comments are a result of a review by staff and the Development Review Group regarding
the proposed parking variance at 1014 4'h street.
The total number of parking spaces required based on the applicants information is 48. A total 16
spaces are proposed onsite and a net gain of 9 spaces by reconfiguring 4'h street to angled parking.
O Avenue could also be reconfigured to angled parking to provide approximately 6 additional spaces.
Based on the re-configuration of 4th street, O Avenue and the proposed off street parking a total of 31
spaces would be developed with this project leaving a deficit of 17 spaces.
City Staff supports the proposed variance with the following conditions.
1. O Avenue and 4th street, abutting the subject property, shall be reconfigured with angled parking
corresponding with public works department guidelines.
2. An in lieu payment of providing the required parking spaces shall be made per AMC Section
17.46.030 for parking spaces which are not developed on or off street. The total payment shall be
mutually agreed upon by the developer and the City of Anacortes.
AMC 17.46.030 Lieu payments.
Within the CBD zone, in lieu of furnishing the parking spaces required herein, the requirements and
provisions thereof may, if approved by the planning commission, be satisfied by paying the city treasurer
prior to the issuance of a building permit, a sum of money as set out by the administrator,for each parking
space required. Sums so paid shall be deposited by the city treasurer in a special fund to be designated
"City of Anacortes Off-Street Parking Cumulative Fund,"and shall be used exclusively for acquiring,
developing, and maintaining off-street parking facilities by purchase or lease in accord with the
comprehensive plan. Such facilities shall,wherever feasible, and having due regard to the status and
sources of said fund, be acquired in the general vicinity of the building for which the lieu payments were
made. (Ord. 2316(part), 1994)
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Integra Group, Inc.
317 Commercial Ave.
Anacortes, Washington 98221 1 ntegra .,
(360) 588-0574
October 27, 2008
Mr. Don Measamer
Assistant Planning Director
City of Anacortes
PO Box 547
Anacortes, Washington 98221
RE : PARKING VARIANCE REQUEST—HOW IT WORKS SITE
Dear Mr. Measamer:
I am in receipt of the parking variance request notice for the proposed development of the How It
Works site in downtown Anacortes.
Let me state from the outset that I am in support of this type of development in the downtown core and
firmly believe that it will be of great benefit to all concerned. I am however seriously concerned about
the significant lack of on-site parking provided as part of the proposal. Unless I have missed something,
the notice I received indicated that only 33%of the required parking will be provided on-site, with the
balance being taken up by the adjacent street and neighborhood.
As you know this is already the most congested area in the downtown core with many competing
interests for parking both during the day and in the evening. Furthermore, 4th Avenue is a designated
truck route which is heavily used by commercial traffic. In addition, the current shortage of parking is
already resulting in the heavy unauthorized public utilization of the private parking lots in the area in
order to meet the existing capacity demands.
In summary I request that the planning commission deny this parking variance request until either the
project meets the existing parking ordinance requirements or that some other acceptable alternative is
reached that significantly reduces the parking burden on the adjacent streets and neighborhood.
Sincerely,
Kevin P.Welch
Chairman &CEO
Integra
{ STY O"
1 G
�ivD vsE
TO Property Owners within 300' — 1014 Fourth Street
FROM Kathy Janke, Land Use Permits Zqq- 14y3
SUBJECT Parking Variance Request — How orks site
DATE October 20, 2008
Please find attached:
❑ September 18, 2008 parking variance request
❑ Drawing — Parking Plan for new development
The Planning Commission will review this matter on
. in the Municipal Building Council Chambers, 6,nStreet and "Q' Avenue. You
may appear at the stated date, place, and time. Written comments are also welcome and
should be addressed to Don Measamer, Assistant Planning Director, City of Anacortes,
P.O. Box 547, Anacortes, WA 98221-360-293-1901 — don(d)cityofanacortes.org
Page 1 of 1
Janke, Kathleen
From: Deaton, Michelle
Sent: Thursday, October 02, 2008 4:40 PM
To: Development Review Group
Subject: Proposed Agenda
Development Review Group Proposed Agenda for October 7, 2008
1. 4th Street Parking Variance — Mike Underwood — 1:15 p.m.
2. Bill Obrock Short Plat— Fidalgo and "Q" Avenue.
3. Sand Castle Candies — Home Occupation Permit 1715 "L" Avenue.
Michelle DentoK, Pervuit Techvi.iciavu if
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LAND USE
TO Ryan Larsen, Don Measamer (DRG), Steve Lange, Sandi Anderson, Dan Harju,
Gary Robinson, Bonnie Bowers
FROM Planning Department/Land Use Permits
RE Park Variance — How it Works
DATE October 20, 2008
Please find attached:
O Notice to property owners regarding November 12'" Planning Commission
meeting
O Narrative from Mike Underwood
O Drawing
Please refer comments to the DRG. Thank you.
1005 Fourth Street
Ana o04 rteWA 98221
71
Underwood and associates, llc
yr September 18, 2008
City of Anacortes
Planning Department
Regarding: 1014 Fourth Street
Parking plan for new development
The owners of the HOW IT WORKS site are planning to add approximately 11,000
square feet of retail and office space to the site that will complement the existing building.
The new spaces will be marketed to other"creative" businesses to provide a center for
publishing, and for creating art and architecture.
The vitality of the downtown core and the city as a whole is directly linked to the
shopping and working opportunities. We will be featuring courtyard entrances to two new
buildings that will invite pedestrians to enter and discover. We will be retaining most of the
mature trees on site to enhance the courtyard and provide a link to the present.
Under the current parking ordinance, 48 parking spaces will be required to support the
existing and proposed uses. We feel that the highest and best use of the available land
area is for retail and office uses. Uses that provide jobs, sales and property tax revenues,
and a vitality and confidence to the downtown core, rather than asphalt surfaces devoted to
vehicles.
We are requesting the approval of the following parking plan, which provides more
spaces than are required for the proposed project:
On-site: Spaces accessed off the alley on the north = 16
Adjacent Street: Reconfigure the Fourth Street spaces to diagonal.
The existing driving width will be maintained by reducing the
sidewalk to 8 feet. (net gain of 9 spaces from parallel spaces) = 9
Neighborhood: Minimum hourly available spaces within 250 feet of site= 32
(count taken week of September 8 to 12, 2008)
Total spaces available to project = 57
The neighborhood spaces are street parking, both adjacent and across the street
from the project site on Fourth Street and "O" Avenues, and includes only the north 2 rows
of parking in the city owned "theater" parking lot. The benefit of infill development is that it
encourages patrons to shop downtown. People that will visit this project will also visit other
downtown businesses; therefore we feel that sharing the existing neighborhood parking for
a portion of the parking requirement is appropriate.
Please feel free to call me anytime if you have any questions or comments.
Thank you. ,
Mike Underwood
underwood and associates, llc
parking cover letter.doc 9/18/2008
CITY Of ANACORTES -
'tjj P.O. 80X 547
Cy ANACORTES, WASHINGTON 98221-0547
Regal Hospitality
Julie
804 1
804 0'h St.
Anaccrtes, V,!A 98221
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RETURN TO SENDER
NO SUCH NUMBER
UNABLE TO FORWARD
MC. 99221OS4747 *1426-06441-20-42
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Mike Underwood Richard Jensen Jeri Drager
Underwood & Associates
1005 Fourth Street P.O. Box 542 55 Woodhaven Place
1005 Fourrtes, WA 98221 Anacortes, WA 98221 Woodway, WA 98020
AnacJames Bentz Kevin Welch Soroptimist Club
5408 Doon Way P.O. Box 1420 P.O. Box 654
Anacortes, WA 98221 Anacortes, WA 98221 Anacortes, WA 98221
Regal Hospitality Brent Morrison Stephen Peterson
ATTN: Julie 3805 "S" Avenue 1639 Harbor Ave. SW# 202
804 10t St. Anacortes, WA 98221 Seattle, WA 98126
Anacortes, WA 98221
AFN Corporation Reisner Trust Dory Milliken
2309 30" St. P.O. Box 409 8053 Station Rd.
Anacortes, WA 98221 Anacortes, WA 98221 Manassas, VA 20111
Anacortes Landholding Co.
320 Commercial Avenue
Anacortes, WA 98221
Page 1 of 1
Janke, Kathleen
From: jeremy [Jeremy@underwoodarchitecture.com]
Sent: Tuesday, September 23, 2008 2:15 PM
To: kathleen@cityofanacortes.org
Cc: macedson@wavecable.com
Subject: How it Works Site
Attachments: neighbor contact info pdf.pdf
Mrs. Janke,
Here is a list of property owners within a 300 foot vicinity of the How it Works property for you. I've attached it in a
pdf for you. If you need anything else, please don't hesitate to ask.
Sincerely,
Jeremy McNett
Underwood &Associates, Ilc
Office: 360.588.0471
Cell: 360-840-3294
1005 4th Street
Anacortes, WA 98221
9/23/2008
M9w IT W_I?M
VICIMTY NORMBTI°n
55352 55023
Richard Jensen Jeri Drager
55 Woodhaven PI
Anacortes,, WA 98221
P.O. Box Woodway, WA 98020
W
55024
55353
Kevin Welch
James Bentz
Candice Bentz Jenny Welch
1420
5408 Doon Way P.O. Box Anacortes, W, WA 98221
Anacortes, WA 98221
55341 & 55342 55013
Soroptimist Club of Anacortes Regal Hospitality, lie
lie
Julie n:
P.O. Box 654 Attn:Att Ju Street
Anacortes, WA 98221 Bellingham, WA 98225
55343 55048
Brent Morrison Stephen Peterson
3805 S Ave Donald Peterson
Anacortes, WA 98221 1639 Harbor Ave. Sw 4202
55047 Seattle, WA 98126
Rutherford Enterprises, lie 55050
2399 Skyline Way#202 City of Anacortes
Anacortes, WA 98221 P.O. Box 547
55044, 55043, & 55042 Anacortes, WA 98221
Daniel Paris 55328
10193 St AFN Corporation
Anacortes, WA 98221 2309 30`h St.
55041 Anacortes, WA 98221
Reisner Trust 55351
P.O. Box 409 Dory Milliken
Anacortes, WA 98221 Pauline Fischer
55046 8053 Station Rd.
Anacortes Landholding Co., Ile Manassas, VA 20111
320 Commercial Ave.
Anacortes, WA 98221