Short Plat Rules to Support Infill

Short plats (those subdivisions with nine or less lots) can assist with infill development to meet the requirements of the GMA for example in terms of density; reduced sprawl; and housing options.

However, the existing Code requirements (such as building streets and lot configuration, etcetera) are difficult to meet in these smaller developments, and therefore discourage this kind of infill.

Staff will be amending the Code to remove the obstacles, while still maintaining regulations that provide for fitting infill development patterns.

Fences

The concerns about fences along some of the major corridors in the city were raised early on in the project. The primary issue is how these fences, combined with landscape buffers impact the sense of place along the street when they vary greatly in terms of maintenance and location along the street.

Fencing is not addressed in the Subdivision Code; however, the PRD Code does require that fence design be defined.

Because of their close relationship, this issue will be addressed by the Code amendments focused on the concerns about landscape buffers.

Streetscape Characteristics - "Cute Streets"

The phrase "cute streets" was first brought up during an early Planning Commission meeting, referring to pleasant residential streetscapes. These streetscapes were described as being superior and creating more livable neighborhoods. This shorthand phrase refers to streets in residential neighborhoods that have a number of common favorable characteristics, in terms of there built form and design, for example:

• trees along the street;
• sidewalks;
• buildings that "address" the street with their windows and entrances;
• narrower drive and parking lanes;
• building facades that are not dominated by garages;
• landscaping along the street; and,
• access to parks, trails and/or open space from the street.

The same sentiment has been echoed to me a number of times during this project, by both the general public (at coffeehouse, and Rotary meetings); as well as, meetings with those involved in the business of developing residential neighborhoods (Realtors, and developers).

The Code changes resulting from the 10 areas of direction will combine to help the community achieve more livable "cute streets" with future subdivisions.

Landscape Buffers & Tracts

The Subdivision Code requires specific landscape buffers along some of the major streets in Oak Harbor. The purpose is defined in the Code:

"to minimize the impact of the arterial on the adjacent land uses and is not to allow access to individual parcels".

The aesthetic design of these landscaped areas has a significant impact on one's experience driving or walking through our community. The Code allows for a variety of design options; which has resulted in less than favorable continuity or quality of these corridors. The public, Planning Commission, Staff and City Council have dealt with these issues repeatedly.

As per item 1 on the list of recommended direction, staff will be refining the buffer/corridor design regulations to provide:

• more continuity (while maintaining some flexibility for site differences);
• better quality aesthetics;
• better maintenance regulations; and,
• a healthier urban forest.

Subdivision Entrance Designs

Early on in this Project the members of the Planning Commission expressed interest in developing design parameters for subdivision entrance features. Some of the concern was to ensure that these features are well maintained and fitting with adjacent buffer/landscape areas. These entrance features can act as reference points, or gateways into a new neighborhood/subdivision; and help define a sense of place for the area.

Over the past few years these features have become more prominent, and larger in scale. This may be due to changing aesthetic trends and larger development size. Staff are not aware of any instance of concern for these features in terms of negative impacts.

The location of any such feature must not conflict with sight lines for roadways and is regulated through the application review phase by engineering standards for road safety. Additionally, the maintenance of these features are the responsibility of the respective homeowners' associations. In fact the maintenance of all commonly owned property/tracks in new subdivisions are typically the responsibility of the homeowners' associations; and these requirements can be found on the recorded subdivision plats.

Staff will review the maintenance, buffer, and landscape requirements defined in the code to ensure there are no conflicts. This will fit within the ten areas of direction defined at the conclusion of the first phase analysis for this project.

Community Ideas

The next series of posts will focus on the items listed in the two virtual flip charts on this blog.

The charts were designed to track ideas and concepts raised during the project, provide accountability, and a form of action research whereby the stakeholders’ involvement directs the focus of the project more so than in “standard” planning processes.

This is done by using the charts to;
1) document concepts raised by participants;
2) present a reference list to guide project direction; and finally,
3) provide a way of assessing progress by comparing the stakeholders’ ideas with the actions taken during the project.

Standing Committee Meeting

On July 14th, I presented a project update to the Governmental Services Standing Committee of City Council.

The presentation outlined the project to date, including its scope; general findings; and public engagement strategies and statistics. A video of the presentation will be available shortly.

The Governmental Services Committee regularly scheduled meeting is the second Monday of each month, at 7:00 a.m. at City Hall.

Video Report - Planning Commission April 22

The video report about the first phase findings has been posted (22 min). It shows the presentation I made to the Planning Commission on April 22. The complex urban design principles are explained with visually interesting and insightful images generated through an innovative mapping technique called delayering.

The information is also available, and can be commented on, at www.cohdelayered.blogspot.com.

First Phase Findings

A companion site ( www.cohdelayered.blogspot.com ) detailing the findings of the first phase of subdivision analysis has been set up. This outlines the general characteristics of “existing conditions”, in terms of how our subdivisions look and function. The intent is to provide information on this major component of the project in a cohesive way and facilitate discussion.

The information on the companion site is essentially the same as presented to the Planning Commission on April 22, 2008. Some changes have been made to suit the blog format. Also, unlike a typical blog this second site is meant to be read from top to bottom as a single report. (see video of presentation)