Planning Commission

City of Ocean Shores Planning Commission Meeting ***AMENDED*** Join Zoom Meeting Online Click Zoom Link Here Join Zoom Meeting by Phone Phone Number: 1.253.215.8782 US Meeting ID: 818 5197 6483 Passcode: 056568 Listen To Recorded Meetings Tuesday Ocean Shores Library October 12, 2021 573 Pt. Brown Ave NW 2:00 PM Ocean Shores, WA 98569 Page Call to Order Roll Call Approval of Meeting Agenda Approval of Minutes 3-4 1. Approval of minutes for the Regular City of Ocean Shores Planning Commission Meeting on September 28, 2021 Public Comments Planning Commission is accepting written Public Comments to be sent via email to the City Clerk at slogan@osgov.com no later than 1:00 PM Tuesday, October 12, 2021 Old Business New Business Discussion 5 - 16 2. Comprehensive Plan Chapter 3 Land-Use - AMENDED • Led by: Planning Commissioner, Greg Cox Page 1 of 16 Page Reports 3. Planning Commission Member(s) Report • Dan Bricker • Greg Cox • Richard Hartman • Tanya Roberts • Eleanor Dorman • Richard Wills • Patrick Brunstad Future Meeting Item(s) and Meeting Date 4. Appoint Next Planning Commission Secretary • Led by: Planning Commission Chair, Dan Bricker 5. Regular Planning Commission Meeting October 26, 2021 Adjourn _________________________________________________________ Public Notice: • Persons requiring auxiliary aids or special arrangements in order to participate in meetings should call 360.940.7498 at least two business days prior to the scheduled meeting. Page 2 of 16  MINUTES Ocean Shores Planning Commission Regular Meeting Tuesday, 9/28/2021 – 2:00 p.m. Meeting held at Ocean Shores Library Meeting Room Minutes taken by Commissioner Wills 1. Call to Order Chair Dan Bricker called the meeting to order at 2:00 p.m. 2. Roll Call Planning Commissioners present: Dan Bricker, Greg Cox, Richard Wills, Pat Brunstad, Tanya Roberts, Rich Hartman Planning Commissioners absent: • Commissioner Cox made a motion to excuse Commissioner Dorman’s absence. • Commissioner Wills seconded the motion. Motion passed unanimously. City Staff present: City Planner Marshall Read Via Zoom 3. Approval of Meeting Agenda Commissioner Cox moved to approve the meeting agenda. Commissioner Roberts seconded the motion. The motion passed unanimously. 4. Approval of Minutes Commissioner Hartman moved to approve the meeting minutes from Tuesday, 2/25/2020. Commissioner Brunstad seconded the motion. The motion passed unanimously. 5. Public Comments Marlene Pennery: Regarding the Homeless ordinance approved by city council that will involve zones B-1, B-3, R-5,6,7,8 and 9. 6. Members of the Commission Reports • Commissioner Brinker emphasized that the planning commission is tasked with modifying city code to align with the draft comprehensive plan, not modifying the draft comprehensive plan. However, a record of potential comprehensive plan changes needs to be kept and submitted with the commissions code modification recommendations. • Commissioner Hartman informed the commission of city council comments regarding chapter 4 of the draft comprehensive plan. 7. Continued Business: Continue to discuss aligning city code to agree with the draft comprehensive plan. • Use the term “Categories” to describe the General Land use map legend uses. • Overlay the Zoning map and Land Use map to insure they are in agreement. • Quantify implications of PC recommendation to modify selected multi-family zoning designations to single family and the resulting effect on Affordable Housing. (Determine the quantity of existing multi- level lots and the quantity of lots in any areas proposed for rezone from multi-level to single family). Greg and Marshall, bring back on 10/12/21 • Modify Richard’s Title 17 Recommendations and matrix based on dwelling density. Pat, Richard and Greg, bring back on 10/12/21. • Examine possibility of securing a consultant or subject-matter expert to translate Ocean Shores Comprehensive Plan (OSCP) into measurable ordinances. Pat, bring back on 10/12/21 8. Secretary for Next Meeting Chair Dan Bricker appointed Commissioner Brunstad as secretary for the 10/12/2021 Meeting. Page 1 of 2 1. Approval of minutes for the Regular City of Ocean Shores Planning Com... Page 3 of 16  9. Future Meetings Next meeting is at 2:00 p.m. on 10/12/2021 which will be held at the Ocean Shores public library meeting room. 10. Adjournment Commissioner Hartman moved to adjourn Commissioner Cox; seconded the motion. Chair Bricker adjourned the meeting at approximately 4:00p.m. Page 2 of 2 1. Approval of minutes for the Regular City of Ocean Shores Planning Com... Page 4 of 16  October 5, 2021 Fundamentally, implementing the zoning changes recommended in the draft 2020 OSCP concerning the Gateway Corridor and the South End Development Zone (SEDZ) require a commitment by the City to design and construct the complete infra-structure envisioned in the existing OSMC Chapter 12.02 Complete Streets ordinance. Accomplishing the objective will be astronomically expensive, but the City doesn’t have a chance of successfully competing for the Federal and State dollars necessary to do the work without formally adopting a cohesive comprehensive plan including engineering cost estimates. The following proposal is an attempt to apply existing OSMC language (with some minor modification) to fulfil the objectives in the draft OSCP, as it relates to the Gateway Corridor and the SEDZ, and expediting the preparation of engineering cost estimates for design and construction. GATEWAY CORRIDOR 2020 Comprehensive Plan Intent: The Gateway Corridor is a conceptual recommendation meant to influence future development of the north end of Ocean Shores. As proposed in the draft OSCP, it potentially affects OSMC ordinances for existing B-1 and B-2 land-use zones from Damon Road south along Pt. Brown to J.K. Lewis Street and Ocean Shores Boulevard south to Ensign Avenue. The motivation behind the recommendation is to promote the long-term prosperity of downtown business, and Ocean Shores in general. Ideally the entire area will evolve into a mixed-use business district accommodating axillary residences, services for both year-round and vacation patrons, and having the appearance of a cohesive well- planned downtown district. In the long run, Pt. Brown from the entrance gate to Chance A la Mer will look organized, connected, welcoming, and attractive to visitors with a boulevard bordered by integrated sidewalks, street lights, parking (including off-site), and curbed entrances to retail establishments catering to the seasonal visitor. In the best of all worlds, individual businesses will elect to fashion storefronts to attract seasonal visitors with Pacific Beach motifs. (Perhaps like the board-walk businesses?) Minard and Anchor Avenue to the west, and Seahorse Avenue to the east, will be improved to accommodate more mixed-use development, traffic, and parking. 2. Comprehensive Plan Chapter 3 Land-Use - AMENDED Led by: Planning Comm... Page 5 of 16  The west side of Ocean Shores Boulevard from Damon Road south to Ensign Avenue, and further south from Marine Drive to the north jetty will continue to focus resort accommodations for the tourist industry. The draft 2020 OSCP describes more specifically typical uses proposed for the Gateway Corridor (see Section 3.10). Potentially, emphasizing the immediate application of the existing Complete Streets ordinance to the area affected by the Gateway Corridor with some minor modification, may be all that is necessary to formalize the intent of the draft OSCP. (See OSMC Chapter 12.02.) SOUTH-END DEVELOPMENT ZONE (SEDZ) 2020 Comprehensive Plan Intent: Much like the Gateway Corridor, the South-End Development Zone (SEDZ) is a conceptual recommendation meant to influence future development of the south end of Ocean Shores. As proposed in the draft OSCP, it potentially affects OSMC ordinances for existing land-use zones from Tonquin Avenue south along Pt. Brown to the Marina, bounded on the west by Marine View Drive. Ideally the entire area will evolve into a mixed-use residential and business district accommodating ancillary residences, services for both year-round and vacation patrons, and having the appearance of a cohesive well-planned district, similar to Oyhut Bay. Potentially, an expansion of the existing Chapter 17.42 Planned Development ordinance for the defined area may be all that is necessary to guide the development of the SEDZ. Pt. Brown Boulevard will look organized, connected, welcoming, and attractive to visitors with a boulevard bordered by integrated sidewalks, street lights, parking (including off-site), and curbed entrances to retail establishments catering to the seasonal visitor. The draft 2020 OSCP describes more specifically typical uses proposed for the SEDZ (see Section 3.10). Emphasizing the immediate application of the existing Complete Streets ordinance to the area affected by the SEDZ, is also desirable. (See OSMC Chapter 12.02.) Supporting a full-scale resort development of the Marina area is essential to realizing the full potential Ocean Shores has to offer. Chapter 17.37 of the existing OSMC may be all that is necessary to guide development of the marina area. An adaptation or modification of the existing OSMC may be all that is necessary to formalize the intent of the draft OSCP. 2. Comprehensive Plan Chapter 3 Land-Use - AMENDED Led by: Planning Comm... Page 6 of 16  Markup Doc 12.02 – 17.42 – 17.37 Chapter 12.02 COMPLETE STREETS POLICY Sections: 12.02.010 Purpose. 12.02.020 Exceptions. 12.02.030 Complete streets infrastructure. 12.02.040 Goals to foster partnerships. 12.02.050 Best practice criteria. 12.02.060 Performance standards. 12.02.010 Purpose. The city of Ocean Shores shall, to the maximum extent practical, scope, plan, design, construct, operate and maintain appropriate facilities for the safe accommodation of pedestrians, bicyclists, transit users, motorists, emergency responders, freight and users of all ages and abilities in all new construction, retrofit or reconstruction projects. Through ongoing operations and maintenance, the city of Ocean Shores shall identify cost-effective opportunities to include complete streets practices. (Ord. 916 § 1 (part), 2012) 12.02.020 Exceptions. Facilities for pedestrians, bicyclists, transit users and/or people of all abilities are not required to be provided when: A. A documented absence of current or future need exists; B. Nonmotorized uses are prohibited by law; C. Routine maintenance of the transportation network is performed that does not change the roadway geometry or operations, such as mowing, sweeping and spot repair; D. The cost would be disproportionate to the current need or probable future uses; E. In instances where a documented exception is granted by the mayor. (Ord. 916 § 1 (part), 2012) 12.02.030 Complete streets infrastructure. As feasible, Ocean Shores shall incorporate complete streets infrastructure into existing public and private streets to create a comprehensive, integrated, connected transportation network for Ocean Shores that balances access, mobility, health and safety needs of pedestrians, bicyclists, transit users, motorists, emergency responders, freight and users of all ages and abilities, ensuring a fully connected, integrated network that provides transportation options. “Complete streets infrastructure” means design features that contribute to a safe, convenient, or comfortable travel experience for users, including but not limited to features such as: sidewalks; shared use paths; bicycle lanes; automobile lanes; paved shoulders; street trees and landscaping; planting strips; curbs; accessible curb ramps; bulb outs; crosswalks; refuge islands; pedestrian and traffic signals, including countdown and accessible signals; signage; street furniture; bicycle parking facilities; public transportation stops and facilities; transit priority signalization; traffic calming devices such as rotary circles, traffic bumps, 2. Comprehensive Plan Chapter 3 Land-Use - AMENDED Led by: Planning Comm... Page 7 of 16  and surface treatments such as paving blocks, textured asphalt, and concrete; narrow vehicle lanes; raised medians; and dedicated transit lanes. (Ord. 916 § 1 (part), 2012) 12.02.040 Goals to foster partnerships. It is a goal of the city of Ocean Shores to foster partnerships with all Washington State transportation funding agencies including the Washington State Department of Transportation (WSDOT), the Federal Highway Administration, Grays Harbor County, North Beach School District, citizens, businesses, interest groups, neighborhoods, and any funding agency to implement the complete streets ordinance. (Ord. 916 § 1 (part), 2012) 12.02.050 Best practice criteria. The mayor or designee shall modify, develop and adopt policies, design criteria, standards and guidelines based upon recognized best practices in street design, construction, and operations including but not limited to the latest editions of American Association of State Highway Transportation Officials (AASHTO), Institute of Transportation Engineers (ITE) and National Association of City Transportation Officials (NACTO) while reflecting the context and character of the surrounding built and natural environments and enhance the appearance of such. (Ord. 916 § 1 (part), 2012) 12.02.060 Performance standards. The city of Ocean Shores shall put into place performance standards with measurable benchmarks to continuously evaluate the complete streets ordinance for success and opportunities for improvement. Performance standards may include transportation and mode shift, miles of bicycle facilities or sidewalks, public participation, number of ADA accommodations built, and number of exemptions from this policy approved. (Ord. 916 § 1 (part), 2012) Chapter 17.42 PLANNED DEVELOPMENTS* Sections: 17.42.010 Definition—Designated. 17.42.020 Type of dwelling—Occupancy permit. 17.42.030 Number of dwelling units permitted. 17.42.040 Development requirements. 17.42.050 Public utilities—Open space. * Editor’s note: For provisions regarding special districts, see Chapter 17.10 of this title. 17.42.010 Definition—Designated. A planned development for the purpose of this title shall be defined as a parcel one acre or larger where dwellings are clustered in order to provide larger, more usable open space and more flexible siting of dwellings in relation to natural characteristics of the site. Such developments may also include lots smaller than the minimum lot size with the remaining area in common ownership, and may incorporate convenience retail uses intended to serve the residents. Planned developments may be permitted in any residential district and shall comply with the requirements set forth in Sections 17.42.020 through 17.42.050. See also Section 17.10.020. (Ord. 837 § 1 (part), 2008: Ord. 136 § 3.19 (part), 1974) 2. Comprehensive Plan Chapter 3 Land-Use - AMENDED Led by: Planning Comm... Page 8 of 16  17.42.020 Type of dwelling—Occupancy permit. Planned developments may include any type of dwelling recreational facilities including but not limited to tennis courts, swimming pools and playgrounds; public and semi-public uses as permitted in the residential district; convenience retail uses serving residents of the development, provided the floor areas and parking areas of such uses do not exceed five percent of the site area. Occupancy permits for any incidental commercial uses shall not be issued until at least one-half of the dwelling units are constructed. (Ord. 837 § 1 (part), 2008: Ord. 136 § 3.19(a), 1974) 17.42.030 Number of dwelling units permitted. The number of dwelling units permitted shall be determined by dividing the net development area by the minimum number of square feet per dwelling unit listed for the underlying zone. Net development area shall be determined by subtracting the area devoted to public and semi-public uses and any commercial uses together with parking areas required for such uses from the total development area and deducting fifteen percent of the remainder for streets, regardless of the amount proposed for streets. (Ord. 837 § 1 (part), 2008: Ord. 136 § 3.19(c), 1974) 17.42.040 Development requirements. Lot sizes, setbacks from exterior boundary lines and between on-site buildings, building height and location, amount and location of open space, shall be as shown on the approved plan. (Ord. 837 § 1 (part), 2008: Ord. 136 § 3.19(b), 1974) 17.42.050 Public utilities—Open space. All public utilities, including electrical, telephone, TV cable shall be placed underground. The following open space shall be provided: A. Private open space, consisting of balconies or fenced area shall be provided adjacent to each dwelling unit, and the area of such private open space shall be at least ten percent of the gross floor area of the dwelling unit. B. Common open space, consisting of natural vegetation, water, landscaping or improved recreational facilities, shall be provided. Water and slopes in excess of ten percent shall not represent more than fifty percent of the total common open space required. Areas less than ten feet wide or less than two hundred fifty square feet in area shall not be considered common open space. The amount of common open space shall be at least one thousand two hundred fifty square feet of lot area per dwelling unit. A legally enforceable provision for the retention and maintenance of all common open spaces shall be provided. (Ord. 837 § 1 (part), 2008: Ord. 136 § 3.19(d), 1974) Chapter 17.37 B-3 ZONE—RESORT TOURIST COMMERCIAL Sections: 17.37.010 Purpose. 17.37.020 Permitted uses. 17.37.030 Conditional uses. 17.37.040 Prohibited uses. 17.37.050 Density regulations. 2. Comprehensive Plan Chapter 3 Land-Use - AMENDED Led by: Planning Comm... Page 9 of 16  17.37.060 General regulations. 17.37.010 Purpose. This district is designed for hotels and a variety of resorts and multiple-family residences. They can be freestanding or part of a resort community or planned unit development. Resort tourist locations capitalize on good transportation, the physical amenities of the area, and recreational or shopping opportunities. Resort tourist areas often include some ancillary retail, cultural, and recreational uses. In some areas of the community, lower density may be required to preserve beach character and environmental features, or it may be necessary due to other physical constraints of the specific area. High-density residential uses with a resort character and lifestyle may be integrated into resort uses and may share resort amenities. Resort tourism uses often are placed next to open spaces as a key amenity. (Ord. 837 § 1 (part), 2008) 17.37.020 Permitted uses. A. Permitted commercial uses include grocery stores, drug stores, hotels, motels, restaurants, cafes, taverns, cocktail lounges, banks, specialty shops, jewelry shops, child care centers, recreational equipment rental, and other commercial uses of a similar nature. B. Permitted residential uses include multifamily residential at a density of not more than one dwelling unit per seven hundred square feet of lot area. C. Permitted accessory uses include drive-in windows for banks and restaurants and other uses that are clearly accessory to the operation of a permitted use, do not change the character of the permitted use and are consistent with the purpose of the zone. D. Single-family dwellings are permitted as an accessory use in the B-3 zone only as a mixed occupancy in commercial structures when located on or above the second floor above the street level floor. (Ord. 837 § 1 (part), 2008) 17.37.030 Conditional uses. The following uses may be allowed in the B-3 zone upon approval of a conditional use permit in accordance with the provisions of Sections 17.52.040 through 17.52.080; provided, that they do not detract from the character of the zone: A. Uses which are otherwise consistent with the purpose of the district and have some outdoor characteristics may be allowed if it can be shown that such outdoor activity is customarily a part of such uses or that some public benefit will accrue by location of such use in this district. B. Examples are outside storage, recreational facilities, stand-alone drive-in or drive-through facilities. C. Public buildings and facilities. D. Other uses of a similar and compatible nature not listed as permitted or prohibited uses. E. Row house and other common wall residential developments where the underlying land is subdivided to allow ownership of the individual lot and home. (Ord. 837 § 1 (part), 2008) 17.37.040 Prohibited uses. 2. Comprehensive Plan Chapter 3 Land-Use - AMENDED Led by: Planning Comm... Page 10 of 16  A. Hardware stores, professional offices, general offices; automobile, truck and recreational vehicle repair and or sales, fuel storage and sales; kennels, general equipment rental, recreational vehicle parks, all light industrial uses; and other uses of a similar nature. B. Uses not listed as permitted or conditional uses; provided, that uses similar to the listed permitted and conditional may be authorized pursuant to the provisions of Sections 17.06.050 and 17.06.060. C. Camping and other temporary housing. D. Single-family residences are not permitted in the B-3 zone. Single-family living units are allowed as a mixed occupancy in commercial structures when located on or above the second floor above the street level floor. (Ord. 837 § 1 (part), 2008) 17.37.050 Density regulations. A. Two-family and multifamily dwellings shall have a minimum lot size of seven hundred square feet per dwelling unit. B. Subdivisions, short plats, replats and/or boundary line adjustments shall have a minimum lot size of seven thousand two hundred square feet; provided, that upon approval of a conditional use permit pursuant to Section 17.37.030, platting to a minimum of seven hundred square feet per lot may be allowed in conformance with the terms of the conditional use permit and the provisions of Section 17.50.190. (Ord. 837 § 1 (part), 2008) 17.37.060 General regulations. A. Minimum side yard depth in feet to be determined by the building and fire codes; B. Minimum rear yard depth in feet to be determined by the building and fire codes; C. All equipment and merchandise display and storage must be conducted within an approved permanent structure with the following exceptions: 1. Recreational equipment rentals and similar uses that require outdoor storage and display; provided, that such outside display or storage is allowed only during the hours of operation of the business and is conducted adjacent to and in connection with property adjoining an approved permanent structure; 2. Businesses are permitted fifteen days of sidewalk sales or special event outdoor sales per year; provided, that such sales are conducted adjacent to and in connection with property adjoining an approved permanent structure. Nonprofit organizations are permitted six days of sidewalk or special event outdoor sales per year. (Ord. 907 § 1 (part), 2012; Ord. 837 § 1 (part), 2008) 2. Comprehensive Plan Chapter 3 Land-Use - AMENDED Led by: Planning Comm... Page 11 of 16  September 28, 2021 FLIPCHART NOTES FROM 9/28/21 OCEAN SHORES PLANNING COMMISSION MEETING POTENTIAL FUTURE DRAFT OSCP MODIFICATIONS 1. Response to 2020 Census updates 2. Response to Dark Skies Initiative 3. Pyramid Zoning- Discuss with Matt Ojennus on 10/12/21 PUBLIC COMMENTS 1. Implications of new Homeless ordinance on B-1 through B-3, and R2 through R-9. Don’t know yet. OSPC COMMENTS 2. Quantify implications of PC recommendation to modify selected multi-family zoning designations to single family and effect on Affordable Housing. Greg and Marshall on 10/12/21 3. Modify Richard’s Title 17 Recommendations and matrix based on density. Pat, Richard and Greg on 10/12/21. 4. Examine possibility of securing a consultant or subject-matter expert to translate OSCP into measurable ordinances. Pat on 10/12/21 2. Comprehensive Plan Chapter 3 Land-Use - AMENDED Led by: Planning Comm... Page 12 of 16  October 10, 2021 TITLE 17 RECOMMENDATIONS CONCERNING DWELLING SIZE AND TYPE BY LOT SIZE Marshall and I worked on the idea concerning a look-up table or matrix to determine what type of multiplex could be constructed by lot size, as a follow-up to last PC meeting (See FLIPCHART NOTES). The process got complicated when we had to accommodate prescribed parking spaces that accrue generally at the rate of 1.5 spaces/individual dwelling unit associated with duplex through sixplex multiplex structures. The process got even more complicated when the minimum allowed dwelling size and building height specifications (see OSMC 17.52.10) change depending upon where (of the 26 OS Zoning Divisions) the subject property is located. (For example, the minimum dwelling size is 650 sq ft for about a third of the divisions, and 800 and 1,000 sq ft elsewhere.) Pick any lot on the OSMC Zoning Map, and its corresponding Division Number, and new residential zoning category tell a developer all they need to know to calculate the permissible maximum size/footprint of any residential structure and parking, based on the size of the lot. See the attached excel spreadsheet to illustrate the calculation. The analysis shows a duplex, a triplex, and a two-story fourplex are the only practical developments for a typical lot on the west side of Pt. Brown zoned as R-2, Medium Density Multiplex in the new OSCP category. Lot configuration and available parking space are limiting factors in determining the type and size of multiplex than can be built on most Ocean Shores lot configurations. Based on construction costs, the fourplex probably returns the most monthly rental revenue/unit cost, while the duplex returns the least. At today’s development and construction costs, the least expensive triplex needs to generate at least $1,000 per unit to cover investment costs. Bottom-line, the same simple calculation applies to every residential development lot in Ocean Shores regardless of whether it is the new R-1, R-2, R-3, R-4 or R-6A. Unless I missed something during the in-depth interaction with Marshall, the Division Number (which specifies minimum unit size, setbacks, and building heights), the new OSCP category, the lot configuration, available prescribed parking spaces, and the maximum 40% impact from the Shoreline Management Plan determine the total construction footprint permissible under the new OSCP. There is no need for a table or matrix to go along with the proposed new OSCP residential zones and ordinances. Let me know if you have questions,concerns, or recommendations about improving this approach. Greg 2. Comprehensive Plan Chapter 3 Land-Use - AMENDED Led by: Planning Comm... Page 13 of 16 2. Comprehensive Plan Chapter 3 Land-Use - AMENDED Led by: Planning Comm... Page 14 of 16  October 10, 2021 IMPLICATIONS OF MULTI-FAMILY TO SINGLE-FAMILY PC RECOMMENDATIONS and AFFORDABLE HOUSING (9-28-21 FLIPCHART NOTES AGENDA ITEM FOR 10-12-21 PC MEETING) Based on the July 10, 2018 PC-generated map of multi-family to single-family zoning designations necessary to comply with the draft OSCP, there are 5 areas where the change is recommended. At the 9/28/21 PC meeting, Commissioners asked for a count of affected lots. Marshall and I used the Public Works mapping software to determine the following count of affected properties: 1. North Razor Clam and Wynoochee total 92 lots, with 44 on Razor Clam and 48 on Wynoochee. 2. Olympus Avenue area total 46 lots. 3. Gunderson Avenue total 16 lots. 4. South of Marine View Drive and west of Oyhut Wildlife area total 87 lots. All of the recommendations were based on the draft OSCP objective of maintaining the existing cohesive nature of predominant single-family development characteristics in the affected neighborhoods. The ability of existing transportation infrastructure to handle multi-family development in affected neighborhoods was not evaluated. Reducing the number of multi-family to single-family was not considered a problem based on the forecasts in Chapter 4, the Housing Element concerning the need for affordable housing. Based on an analysis of current construction costs and reasonable return on investment “affordable housing” at less than $1,000 per month (in today’s dollars) for a single bedroom/bath triplex is not reasonable without government subsidies. Re-designating residential areas south of the Library, along the west side of Pt. Brown Boulevard to Discovery Avenue from single family to R-2 Medium Density Multiplex would offset the impact. Most recent development along this corridor has already morphed into multi-family housing opportunities (in spite of its existing single-family designation). Aside from the existing R-6A land-use zone, there is no land-use zone in Ocean Shores that can support rents less than $1,000/month without government subsidies. Let me know if you have issues, concerns, or recommendations about how to deal with the 2018 PC recommendations. Greg 2. Comprehensive Plan Chapter 3 Land-Use - AMENDED Led by: Planning Comm... Page 15 of 16  DRAFT EXAMPLES OF GATEWAY CORRIDOR ORDINANCES FOR PC CONSIDERATION The PC does not have the expertise to draft a design and construction contract. That is the purview of the Public Works department. The PC can recommend an ordinance for implementation of the Gateway Corridor which directs the City to seek funding to draft the contract with the following objectives and standards (as an example): 1. The scope of the contract includes all streets and infrastructure within the Gateway Corridor (not just Pt. Brown Boulevard). Essentially all infrastructure from Damon Road to the north, Ocean Shores Boulevard to the west, south to Chance A le Mer, and east across the Oyhut ditch. 2. The principles expressed under the existing Complete Streets ordinance will be applied to all affected roadways within the Gateway Corridor. 3. The design contract will specify the complete redevelopment of Pt. Brown emphasizing integrated multi-modal pathways with street lamps and as much parking as possible. 4. Street lamps will compliment lighting at Chance A La Mer Convention Center. 5. Adjacent streets and vacant land will be redeveloped to maximize parking, while facilitating multi-modal conveyance. 6. Prescribed parking requirements by business must be addressed. 7. Stage construction to minimize disruptions to seasonal tourist seasons and events. 8. New development permits will be suspended until the City adopts the recommendations from the design/construction contract. The above items are only examples of potential ordinance language. The PC needs to focus on broad measurable end-result objectives and standards. Design details will be worked out during a public participation process, similar to the original Pt. Brown process, but including all stakeholders, and emphasizing that the authorized decision-maker is going to select an action proposal as soon as practicable (because all development permits will be suspended until the plan is adopted). 2. Comprehensive Plan Chapter 3 Land-Use - AMENDED Led by: Planning Comm... Page 16 of 16