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Home My WebLink AboutPC Agenda Packet 2019-06-26 AGENDA PLANNING COMMISSION 321 East Fifth Street June 26, 2019 6:00 p.m. I. CALL TO ORDER & ROLL CALL II. PUBLIC COMMENT (Items not subject to Public Hearing) III. APPROVAL OF MINUTES IV. ACTION ITEMS/OTHER BUSINESS 1. Façade Grant 19-03A&B (Harbortowne Marketplace, 222 North Lincoln Street) i. Presentation of staff report ii. Applicant presentation iii. Commission recommendation 2. Work Session: Housing Density in Residential Zones V. STAFF UPDATES VI. REPORTS OF COMMISSION MEMBERS / ADJOURNMENT MINUTES PLANNING COMMISSION City Council Chambers Port Angeles, Washington 98362 June 12, 2019 6:00 p.m. REGULAR MEETING PLEDGE OF ALLEGIANCE Chair Stanley opened the regular meeting at 6:00 p.m. ROLL CALL Commissioners Present: Mel Messineo, Pamela Hastings, Duane Morris, Benjamin Stanley (Chair), Andrew Schwab (Vice-Chair), Amy Powell, Tara Lopez City Staff Present: Ben Braudrick (Assistant Planner) Kevin Bagwell (Planning Technician) Public Present: John Ralston, Brandon Meyer PUBLIC COMMENT: Chair Stanley closed public comments APPROVAL OF MINUTES: Commissioner Schwab moved to accept the minutes from May 22, 2019 meeting. Commissioner Hastings seconded, all were in approval. WORK SESSION Staff presented background information on enabling statutes and land use controls in Washington. STAFF UPDATES Assistant Planner Ben Braudrick updated the Commission on the Council’s. Public hearing for the Comprehensive Plan. He requested a meeting on June 26th in order to present a Façade Grant for the Harbortown Mall. Commissioners Lopez and Messineo let the Commission know that they would be unable to attend. REPORTS OF COMMISSION MEMBERS None. ADJOURNMENT The meeting adjourned at 7:27 p.m. Ben Braudrick, Secretary Ben Stanley, Chair PREPARED BY: Ben Braudrick, Secretary PC Meeting 6/20/2019 Pg. 1 TO: Planning Commission FROM: Ben Braudrick, Assistant Planner MEETING DATE: June 26, 2019 RE: Façade and Sign Grant Application for HarborTowne Marketplace (Grant No. 19-03 A&B) APPLICANT: Johanna Bartee, 86 Hunter’s Gate Lane, Port Angeles, WA, 98362 OWNER: Same as Applicant LOCATION: 222 North Lincoln Street, Port Angeles, WA 98362 RECOMMENDATION: Staff recommends the facade grant award amount of $29,761 toward masonry and concrete repairs, prepping and repainting of the entire building exterior, installation of up to date and safe entry doors, and installation of new lighting, and $2,000 towards updates to existing signage for the building located at 222 North Lincoln Street (Grant No. 19-03). PROJECT SUMMARY Johanna Bartee is requesting funding toward masonry and concrete foundation repairs, prepping and repainting of the building exterior, installation of up to date and safe entry doors, replacement of a window on the lower level, and installation of new lighting for a building located at 222 North Lincoln Street (Grant No. 19-03A). She is also requesting funding for updates to existing signage (Grant No. 19-03B). The property is located within the Railroad Avenue redevelopment corridor and as such has the availability to go beyond the typical $10,000 maximum grant match. This funding requires approval by the City Council if the request is greater than $25,000. After working with the applicant over several months both parties agreed upon the omission of a portion of the proposal that included an additional retail/restaurant space and focus on the immediate maintenance of the existing structure. A more in depth description of the proposed work and its intended outcome can be found in “Attachment A” to this document. The desired result of this proposal is to completely update the exterior of the structure, to improve safety, security and aesthetic appeal. STAFF ANALYSIS The Community Façade and Sign Improvement Program was authorized by the City Council through the passing of ordinance #3476. This authorization is represented in Chapter 2.80 of the Port Angeles Municipal Code. The Program will provide a grant for funding of façade improvements that will enhance the physical appearance, accessibility, and overall value of PC Meeting 6/20/2019 Pg. 2 HarborTowne Marketplace at 222 North Lincoln Street, Nos. 19-03 A&B June 26, 2019 Page 2 individual buildings as well as the surrounding downtown area. In evaluating proposals for funding, Staff reviewed the “Evaluation criteria and prioritization” of Section 2.80.110: 1. Private contribution over and above the required match; Staff Analysis: Per the submitted budget, the applicant is providing the required 50 percent match. After discussion with the applicant, the inclusion of proposed additions to the building were withdrawn and only improvements to the existing structure are included. The project is located in the designated redevelopment area along Railroad Avenue. The redevelopment area allows the applicant to request above the $10,000 maximum grant amount. The applicant is ready to begin work during as soon as the grant approval process is complete. 2. Present condition of existing façade: Staff Analysis: As seen in Figures 1 and 2, the existing façade is in need of attention. The proposed changes will assist in brightening up the public space along the Lincoln Street and Railroad Avenue. The existing building sign is also in need of an update, as seen in Figure 3. More photographs of the existing structure are located in Attachment A of this report. 3. The buildings overall public visibility; Staff Analysis: The building is highly visible along the Lincoln Street and Railroad Avenue corridors. Figure 1: Current Structure–Southeast Elevation PC Meeting 6/20/2019 Pg. 3 HarborTowne Marketplace at 222 North Lincoln Street, Nos. 19-03 A&B June 26, 2019 Page 3 4. Expected increase in assessed value of improvement; Staff Analysis: The improvements to the exterior are extensive and will accommodate for safer access for businesses and a better lit streetscape. 5. Historic Preservation; Staff Analysis: The 2000 Downtown Port Angeles Historic Inventory Survey Report lists the HarborTowne Marketplace as being constructed in 1929 in the City’s fourth phase of development. Use for the structure began as the Olympic Motorcoach Terminal. Later uses for the structure included a greyhound station into the 1950’sm, Lincoln Welding Company, and logging rigging supply. Most recently it has been sectioned off into two floors and three bays of separate restaurant and retail spaces. The report lists the building as serving as a visual gateway, point of arrival, to Port Angeles. 6. Context in the block or neighborhood; Staff Analysis: The structure has a unique roof line and is highly visible from Front Street, Railroad Avenue, and Lincoln Street. 7. Benefit partner projects on same block; Staff Analysis: There have been several façade and sign grants within the general area that the HarborTowne Mall is located in, including a suite of the building itself: • 222 North Lincoln – H20 Waterfront Bistro • 222 North Lincoln – La Belle Creperie Figure 2: Before and after patching and masonry work PC Meeting 6/20/2019 Pg. 4 HarborTowne Marketplace at 222 North Lincoln Street, Nos. 19-03 A&B June 26, 2019 Page 4 • 203 East Front – Kokopelli Grill • 201 East Front – Coyote BBQ • 132 East Front – Metta Room • 115 East Railroad – The Landing Mall • 110 East Railroad – HarborArt • 112 North Lincoln - Independent Bible Church FINDINGS, CONDITIONS & CONCLUSIONS Staff determines the following findings based on Staff’s review of the Program’s criteria: Findings 1. The Façade Grant (Application Nos. 19-03 A&B) was submitted by Johanna Bartee to the Department of Community and Economic Development on May 28, 2019. 2. The location of the work proposed is 222 North Lincoln Street. 3. The project site is located within the CBD, Commercial Business District zone. 4. The grant request includes the update of the entire facade, including: a. Masonry repairs b. Replacement of exterior doors at Lincoln and Historic Depot Entrances c. Replacement of lower level service window d. Prep and Painting of the entire building exterior e. Update to existing building signage Figure 3: Existing Building Sign PC Meeting 6/20/2019 Pg. 5 HarborTowne Marketplace at 222 North Lincoln Street, Nos. 19-03 A&B June 26, 2019 Page 5 5. The application was reviewed by Planning Division Staff under the Façade and Sign Grant Program criteria, as included in Chapter 2.80 of the Port Angeles Municipal Code. 6. The applicant is requesting $29,761.00 toward façade improvements valued no more than $59,722 and $1,000 toward sign improvements valued at no more than $2,000. The building is located within the Railroad Avenue redevelopment corridor, and is therefore subject to increase match availability with the approval of both the Planning Commission and City Council. 7. The request will be heard by the Planning Commission at the regularly scheduled meeting June 26, 2019 and July 2, 2019 City Council Meeting. Conclusions Based on the findings above, Staff makes the following conclusions: 1. Grant Application Nos. 19-03 A&B are found to provide for façade improvements that will enhance the physical appearance and overall value of the Railroad Avenue redevelopment corridor. 2. Grant Application Nos. 19-03 A&B are found to meet the grant program’s criteria as included in Section 2.80.110 of the Port Angeles Municipal Code. 3. Therefore, Staff is recommending support of approval of the grant proposals with conditions of approval that outlines the requirements of the final award of funding. Conditions Based on Staff’s finding and conclusions, the following conditions are placed on this grant application approval: 1. The grant awards are contingent upon the City Council’s approval of the Planning Commission recommendation of approval. 2. Upon the date the City Council’s approval, the applicant may proceed with the expenditures detailed in the application. 3. The applicant shall sign a grant contract with the City of Port Angeles for the reimbursement of a maximum amount of $29,761.00 for façade improvements and $1,000 for sign improvements located within the Railroad Avenue redevelopment corridor. The applicant will be given 180 days to submit reimbursement of expenditures associated with the approved grant proposal as of the Planning Commission action. If progress on the project can be demonstrated, the applicant may request one 180 day extension of the contract. 4. Prior to contract signature, signed letters from the proposal’s property owners granting consent to the mural work on their property shall be provided to the Planning Division. The letters should indicate the acceptance of the 5 year requirement to preserve the grant work (Per standard contract language). 5. The applicant shall submit invoices for total reimbursement with a coversheet detailing each invoice number, amount, and type of payment and not exceeding the awarded grant amount. Reimbursement by the City will occur within 30 days of submission. PC Meeting 6/20/2019 Pg. 6 HarborTowne Marketplace at 222 North Lincoln Street, Nos. 19-03 A&B June 26, 2019 Page 6 6. Prior to reimbursement, the property must be available to Staff for a site visit on the property confirming the work was done according to the approved grant application. 7. A building permit shall be required and submitted to the Department of Community & Economic Development for any and all construction work beyond repair. 8. Any labor performed in association with the grant proposal over $2,000.00 must meet federal prevailing wage standards. ATTACHMENTS A. Application materials PC Meeting 6/20/2019 Pg. 7 $,522 $,761 19 03Attachment A PC Meeting 6/20/2019 Pg. 8 HARBORTOWNE HarborTowne, LLC 222 North Lincoln Street, Port Angeles, WA 98362 Tel.: +1 (808) 225-7394 May 28, 2019 City of Port Angeles Community & Economic Development 321 E. 5th Street Port Angeles, WA 98362 Johanna Bartee 86 Hunters’ Gate Lane Port Angeles, WA 98362 Cell: 808.225.7394 Johannabartee@hotmail.com To whom it may concern, The submission of this project narrative is for consideration of the Façade and Sign Grant Program of the downtown Port Angeles commercial area. I am requesting the maximum matching grant amount for revitalization of the streetscape and overall downtown appeal of this historic neighborhood. The requested work includes repairing the concrete patching at the historic depot entry then painting the exterior, replacing the double set of ADA doors to both primary entrances, replacing signage, and constructing an addition onto the vacant lot affixed to the southern end of the building. I purchased the HarborTowne building in February 2018, located at 222 N. Lincoln Street. It is the historic site of the Olympic Motor coach Terminal that became the Greyhound Bus Station, and later housed the Lincoln Welding Company and a logging rigging supply. In 1984 it was substantially remodeled, providing a mixed collection of specialty shops. It currently has four retail tenants on the upper street level, Jasmine Bistro Thai, LaBelle Creperie, H2O Waterfront Bistro, and Bada Bloom Florist. The building has a reinforced concrete and timber truss structural system. The concrete block and exterior requires repair in several places. I completed a substantial portion of the concrete repair before this last winter. All concrete repairs need to be done prior to painting the building, which I hope to do as soon as possible. The upper level entrance is on Lincoln Street between LaBelle Creperie and Jasmine Bistro. The doors are old and at the least need panic hardware fastened to them to be fire code compliant. For aesthetic and simplicity purposes, I would like to replace the old entry doors with a new set that contains the panic hardware. withdrawn from consideration Attachment A PC Meeting 6/20/2019 Pg. 9 HARBORTOWNE HarborTowne, LLC 222 North Lincoln Street, Port Angeles, WA 98362 Tel.: +1 (808) 225-7394 The lower level entrance requires masonry repairs such as the concrete patching at the historic depot entry. The entryway is crumbling and has breaks in the concrete. The prior building owner tacked up some wood boards as a temporary fix to address the safety hazard. Once the concrete is repaired, I plan to replace the doors and exterior window to the right of the lower level entrance, both of which are damaged beyond repair. While prepping the building exterior for new paint, I would like to repair and preserve the wooden HarborTowne sign on the eastern side of the building facing Lincoln. The presentation contains a photo showing its current condition. I would like to temporarily take it down, repair the rope, and paint the lettering and border. Additionally, there are two signs I am removing that both read, “HarborTowne Mall”. One is on the south side and one on the west side of the building. I plan to drop “Mall”, and rebrand the building as a “Market” or “Marketplace”. Eventually, I would like to have lighted signage down the southwest corner of the building or have painted signage on one of the building’s south faces. As part of this exterior façade project, I would like to request electrical work to repair and replace the exterior lighting. This includes cabling, placing in conduit, and installing new flood light fixtures along the Lincoln and south sides of building roofline. The existing 4 are broken so I would like to replace the fixtures and extend the lights the length of the building’s streetscape. I would like to request constructing an additional retail and restaurant space in the vacant lot that I own, between the southern end of the building and the Gateway Center. It is currently an eye sore as cars drive down First Street into Port Angeles and down Lincoln Street. Previously, there was a stairway that hugged the building leading from Lincoln down to the parking lot and Clallam Transit. I propose encasing the stairs inside this new tiered structure that will be approximately 1,200 – 1,500 square feet, light filled, visually appealing and inviting. Lindberg & Smith Architects provided the drawings and renderings. The estimated total project cost, without tax, is $530,062 on a conservative basis. The 50% matching grant request is $265,031. The masonry contractor, 3 Little Pigs, estimates one week of labor to repair the entry. The cost of labor for a 3-man mason crew is $200 per hour, 40 hours is $8,000. This does not include materials or equipment rental. I received 2 quotes for the exterior painting work, Liquid Painting and 3 Sons Painting. Both contractors estimate $7,000 - $8,000 in materials and equipment rentals, and $21,000 - $26,000 in labor. The exterior Attachment A PC Meeting 6/20/2019 Pg. 10 HARBORTOWNE HarborTowne, LLC 222 North Lincoln Street, Port Angeles, WA 98362 Tel.: +1 (808) 225-7394 lighting estimate from Olympic Electric is $5,595. The estimates from Matthew’s Glass include replacing the double set of Store Front Doors with Panic Hardware to the upper level Lincoln street entrance for $4,813, replacing the double set of entrance doors with panic hardware on the lower level with Transom, for $6,236, and replacing the exterior window to the right of the lower level doors for $878. J and J Construction provided an estimate for the new 1,500sqft addition to be located on the southerly portion of the building. The budget includes surveying, archaeological and project management costs, excavation and site work, concrete, entry canopy, and all materials for the structure. Detailed estimates are in the presentation and Project Budget Details. A summary of project expenses are as shown: Masonry Repair - Historic Depot Entry 8,000 Painting Exterior 34,000 Doors - Lincoln Entrance 4,813 Doors - Historic Depot Entrance 6,236 Window - Lower Level Service Window 878 Signage 2,000 Exterior Lighting along Lincoln Street 5,595 Architectural Design Services 1,500 Civil & Structural Plans & Engineering New Addition - Construction & Building 467,040 TOTAL EXPENSES $530,062 GRANT REQUEST (50%) $265,031 Thank you for your time and consideration of HarborTowne for the funding grant. Please don’t hesitate to contact me with any questions or concerns. I look forward to hearing from you! Sincerely, Johanna Bartee The Applicant has withdrawn their request for funding of new addition, reducing the total project cost from $530,062 to $59,522 for facade and and $2,000 for a sign grant Attachment A PC Meeting 6/20/2019 Pg. 11 The Applicant has withdrawn their request for funding of new addition, reducing the total project cost from $530,062 to $61,522 Attachment A PC Meeting 6/20/2019 Pg. 12 Attachment A PC Meeting 6/20/2019 Pg. 13 Attachment A PC Meeting 6/20/2019 Pg. 14 Attachment A PC Meeting 6/20/2019 Pg. 15 Attachment A PC Meeting 6/20/2019 Pg. 16 Attachment A PC Meeting 6/20/2019 Pg. 17 Attachment A PC Meeting 6/20/2019 Pg. 18 HARBORTOWNE PORT ANGELES DOWNTOWN MARKETPLACE Attachment A PC Meeting 6/20/2019Pg. 19 222 NORTH LINCOLN STREET ON RAILROAD AVENUE NEAR THE GATEWAY AND CLALLAM TRANSIT STATION Attachment A PC Meeting 6/20/2019Pg. 20 I PLAN TO CREATE A CENTER FOR FRESH, LOCALLY PRODUCED AND HIGH QUALITY FOODS, GOODS AND HANDCRAFTED PRODUCTS •HarborTowne Market will emphasize the vibrant downtown Port Angeles waterfront comprised of artisanal farmers, craftspeople, small businesses and residents. •In addition to preserving and protecting the historic building and character of the downtown, HarborTowne Market will serve as an incubator and supporter of farmers, artisans and small businesses. •Supporting a thriving community of loggers, fishermen, shipbuilders and merchants, by meeting the demand for food and goods from the Olympic Peninsula’s neighboring farms. Attachment A PC Meeting 6/20/2019Pg. 21 SUBSTANTIAL CONCRETE REPAIR WORK WAS DONE ON THE EXTERIOR IN THE FALL OF 2018. The primary repair was sanding/grinding down the vertical cracks in the concrete on the west side of the building and filling with a sealant. Painting contractors advised me to have these ground and filled prior to painting. There are visual plaster repairs that have been done in the past and filling the cracks in the concrete will keep the moss from growing and further water damage to the interior. Attachment A PC Meeting 6/20/2019Pg. 22 BEFORE AND AFTER The first repair was patching the post located on the east side of the building at the south Lincoln entrance. When the building was first built, they didn’t include a plastic coating that they do now that will help preserve further corrosion of the concrete casing around the timber post. Attachment A PC Meeting 6/20/2019Pg. 23 BEFORE AND AFTER Some areas were so bad, we had to re-brick rather than patch, like the SW corner. Attachment A PC Meeting 6/20/2019Pg. 24 I HAVE SPENT OVER $36,000 ON MASONRY REPAIRS Attachment A PC Meeting 6/20/2019Pg. 25 CONCRETE PATCHING AT THE HISTORIC DEPOT ENTRY IS NEXT REPAIR NEEDED. •The repair needed is the concrete patching at the historic depot entry; The entryway is crumbling and has breaks in the concrete. •The prior building owner tacked up some wood boards as a temporary fix to address the safety hazard. Once the concrete is repaired, I plan to replace the doors •The masonry contractor, 3 Little Pigs, estimates one week of labor total. The cost of labor for a 3-man mason crew is $200 per hour, 40 hours is $8,000. •This does not include materials or equipment rental. Attachment A PC Meeting 6/20/2019Pg. 26 Attachment A PC Meeting 6/20/2019Pg. 27 SALVAGE SIGNAGE ON LINCOLN STREET AND NEW LIGHTING FIXTURES ALONG THE ROOFLINE •I would like to repair and replace the old flood light fixtures on the building’s east face and extend them the building’s length along the Lincoln Street roofline. •It will alert people to the entrances, look vibrant coming down Front and Lincoln streets, and elevate the entire area surrounding. •I intend on preserving the old wooden sign and honoring the longstanding name. I plan to take it down prior to painting the building, paint the border and lettering white, and replace the rope around the ship photo. •The colors inside the ship depiction are similar to my color plans for the exterior building paint. Attachment A PC Meeting 6/20/2019Pg. 28 SIGNAGE ON SOUTH FACE AND WEST FACE I plan to remove the two signs that read, “Harbortowne Mall”, as I will be rebranding to “Market”. At this time, I don’t plan to replace this signage for the building, but rather reserve it for tenant signage. Attachment A PC Meeting 6/20/2019Pg. 29 CONTRACTOR ESTIMATE FOR GLASS DOORS New exterior Front Doors with Panic Hardware for the two main Market entrances. Installing panic hardware on the existing doors could cost $2,200. Replacing the double set of exterior doors on Lincoln Street, the main entrance to the upper-level between Jasmine Bistro and LaBelle Creperie will be approximately $4,800. Replacing the double set of exterior doors to the lower-level will cost approximately $6,200. Attachment A PC Meeting 6/20/2019Pg. 30 NEW DOORS AND SERVICE WINDOW FOR LOWER LEVEL ENTRANCE I would like to replace these broken set of doors and the service window to the right of them, for serving coffee or ice cream. This will clean up the area and create a welcoming entrance. I plan to market the lower level as the HarborTowne“Underground”. Attachment A PC Meeting 6/20/2019Pg. 31 I PLAN TO PAINT THE BUILDING EXTERIOR AS SOON AS POSSIBLE. •I have 2 quotes from painting contractors and have decided on an overall maritime bluish grey color with white accent colors. •The paint is a high quality product from Sherwin-Williams. •The overall bluish grey color will match the environment and fit with the greenish- grey of Kokopelli Grill building and greyish- grey of Matthew’s Glass building. Attachment A PC Meeting 6/20/2019Pg. 32 PAINTING CONTRACTOR ESTIMATES PAINTING THE BUILDING EXTERIOR WILL BE $7K - $8K IN PRODUCT AND EQUIPMENT RENTAL, AND $21K - $26K IN LABOR. Attachment A PC Meeting 6/20/2019Pg. 33