Planning Commission Meeting - January 2009

The Planning Commission will resume their review of the Subdivision Code Update Project during their regular meeting in January.  This first discussion of the new year on this topic will include the following:

1) the results of the community engagement to date;
2) outline of proposed Code section changes;
3) expected results of Code changes; and,
4) "next steps" discussion/schedule for upcoming meetings.

Subsequent monthly Planning Commission meetings will involve review of the new Code language.  The Commission will also assess the details of the expected results of the Code changes in terms of their ability to meet the intent of the Project, specifically, to provide more sustainable, and livable subdivisions, as well as, a more readable/understandable OHMC. 

As always, the public is welcome to attend and provide comments at the Planning Commission meetings.

Project Update

The Status Report for the Subdivision Code Update Project has been completed.  This represents a major step in the development of new regulations for subdivisions in Oak Harbor.

The report outlines the Project to date including:

• policies; 
  
• meetings; 
  
• use of web 2.0 tools for stakeholder engagement; 
  
• statistics for blog use (for both www.cohsubdivisions.blogspot.com and www.cohdelayered.blogspot.com); 
  
• project direction;
  
• proposed Code amendments; and, 
  
• expected results.
  

The document is accessible here.

Tell a Friend

A new feature has been added to the blog to help readers share information with other community members - TELL A FRIEND.
It is a tool that allows you to forward a blog post without leaving the site. TELL A FRIEND provides a number of options for email and social networks to forward blog posts, just choose the one you need. Click on the TELL A FRIEND icon, which can be found at the end of each post, and share ideas and information with your community members.

Coffeehouse Discussions Close

I enjoyed the opportunity to speak with community members at the coffeehouse sessions over the past weeks. With each conversation I learned something that will help me with developing the revised Subdivision Code.
As the Project is moving into another phase I will no longer be holding coffeehouse meetings. I thank those people that came out to provide or get information on the Project, and the manager and staff at the Starbucks (Harbor Station) 32650 SR 20 that provided the venue.

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.

Coffeehouse Discussions

I had the opportunity to speak with a number of community members at my coffeehouse sessions last week, and look forward to more discussions this and next week.

Generally people were interested in the scope of the Subdivision Project and wanted to know where they could get more information on the subject. I directed them to the blog sites and provided some printed materials I had available.

Coffeehouse Discussions

The Coffeehouse Discussions will begin next Monday (July 28th) from 12:00 pm to 1:00 pm at Starbucks (Harbor Station) 32650 SR 20.

I'll be at Starbucks to provide information, hear your ideas, and generally discuss this project for the next few weeks, on Mondays-Wednesdays-Thursdays.

See you there.

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.

Municipalist Blog Post

Just as I am launching the blog for the update to the Design Regulations, a public sector focused blogger based in Washington DC has asked me a number of questions about how we are using this medium here in Oak Harbor.

For those of you interested in knowing more about how all this blogging stuff works, take a look at the post here.

Roundtable Meeting May 14th

On May 14th I facilitated the first stakeholder roundtable meeting.

The 7 participants included representatives from the development industry (including locally based builders), and community members that have a long history of community service through participation in various planning initiatives.

The discussion went very well with many important points raised. The overall themes included:

• providing clear design direction;
• allowing for site specific flexibility;
• performance based measures for requirements; and,
• infill development with alternative short plat regulations.

I will be posting a complete list of items from this, the April 9th and May 7th meetings shortly; as well as, adding items to the Ideas/Concepts Flip Chart.

Whidbey News Times Article

The May 15 edition of the Whidbey News Times (opinion section) has published an article about our use of blogs for engaging the public.

Meeting May 7

On the morning of May 7th I had another discussion with a community group about this project; this time it was with the Sunrise Rotary group.

Fifteen to twenty Rotary members participated in the discussion with questions and comments ranging from the need for community members to be active in this project; to open space in new subdivisions; and the importance of walkability and trails.

I will be meeting with other interested groups of citizens and businesses throughout this project. If you would like to participate and have me present and/or facilitate a discussion at your business, or organization, please contact me and we can make arrangements

Meeting April 9

On April 9 I made a presentation about the Subdivision Code project to a group of about 15 local realtors at Koetje Real Estate. The discussion we had covered a range of points about the purpose of this project and community outreach.

Interest for more connectivity between neighborhoods was perhaps the most important urban design issue discussed.

I will be meeting with other interested groups of citizens and businesses throughout this project. If you would like to participate and have me present and/or facilitate a discussion at your business, or organization, please contact me and we can make arrangements.

To gauge community interest, and desire for certain design characteristics, staff developed a visual preference survey for the 2006 comprehensive update to the Design Guidelines and Regulations. That process resulted in more effective and streamlined site planning, and is making new developments streetscape oriented and pedestrian friendly.

For this project, we are developing another VPS, and would like your assistance. Please email images to rvoigt@oakharbor.org showing subdivision characteristics that you like or dislike, with a short comment about each picture. Note that the images can be of any location; since we can adapt successful design solutions for our community, and learn lessons from examples of unfavorable designs.

I will be posting notices about where and when the surveys will be conducted in the coming weeks.

Whidbey News Times Article

The April 9 edition of the Whidbey News Times (front page) has published an article about the use of blogs for various projects at the City http://www.whidbeynewstimes.com/portals-code/list.cgi?paper=84&cat=23&id=1190746&more=0.

Fellow Senior Planner, Cac Kamak was quoted in the article discussing this new use of blogs for City projects: “It’s like a virtual, on-demand City Hall. People can chime in at anytime and have their issues addressed”. This is evident in the fact that to date this blog has received over 150 unique visitors, with over half returning repeatedly to gather more information about this project.

You can now participate in conversations and meetings without being in the same place, or at the same time together, by coming to the blog when it's convenient. As more of you participate in the process the more complex, interconnected, and holistic the "solutions" can become. This way you can have a direct impact on your community.

When visiting also remember to check out the archive section for past posts!