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HomeMy WebLinkAboutMinutes 05/28/2003 o ~ ~ ~ .. ~ORTANGELES WAS H I N G TON, U. S. A. DEPARTMENT OF COMMUNITY DEVELOPMENT AGENDA PLANNING COMMISSION 321 East Fifth Street May 28, 2003 I. CALL TO ORDER 7 p.m. II. ROLL CALL III. APPROVAL OF MINUTES: Regular meetings of April 23, 2003 (continued from May 14,2003) and May 14, 2003 IV. CONTINUED PUBLIC HEARING: COMPREHENSIVE PLAN AND MAP AMENDMENTS 2003: Continued from May 14, 2003. v. COMMUNICATIONS FROM THE PUBLIC VI. STAFF REPORTS Discussion of farmers' market uses VII. REPORTS OF COMMISSION MEMBERS VIII. ADJOURNMENT . PLANNING COMMISSIONERS: Linda Nutter (Chair), Fred Hcwins (Vice Chair), Chuck Schramm, Fred Norton, Bob Philpott, Lcn Rasmusscn, Jack Pittis PLANNING STAFF: Brad Collins, Director; Scott Johns, Associate Planner; Sue Roberds, Assistant Planner. . . . MINUTES PLANNING COMMISSION Port Angeles, Washington 98362 May 28, 2003 7:00 p.m. ROLL CALL Members Present: Fred Hewins, Fred Norton, Chuck Schramm, Linda Nutter, Jack Pittis Members Excused: Bob Philpott, Leonard Rasmussen Staff Present: Brad Collins, Scott Johns Public Present: Brian Gawley, Carol Brown, Aria Holzschuh APPROVAL OF MINUTES ~ommissioner Hewins moved to approve the minutes of the April 23, 2003 regular meeting. The motion was seconded by Commissioner Pittis and passed 3 - 0.2 with Commissioners Schramm and Norton abstaining due to their absence from that meeting. Commissioner Schramm moved to approve the minutes ofthe May 14,2003 meeting with one correction and one addition. The motion was seconded by Commissioner Norton and passed 4 - 0 -1 with Commissioner Hewins abstaining due to his absence at that meeting. CONTINUED PUBLIC HEARING: COMPREHENSIVE PLAN AND MAP AMENDMENTS 2003: Continued from May 14, 2003. Director Collins began by pointing out that language requested by the Lower Elwha Klallam Tribe to expand the western UGA had been incorporated into the wording ofthe proposed amendment #1 to increase the eastern UGA. He told the Commissioners that the City is working with the County and the Lower Elwha Klallam Tribe regarding the proposed extension ofthe western UGA to include the Tribe's Health clinic. He stated that the City and the Tribe could jointly approach the County with the proposal prior to the County's December 31, 2003 deadline for proposed amendments and use the same justification for including the area in the UGA, since it is the County that will make the decision to modifY the UGA. He also told the Commission that the public notice had been revised and reposted to reflect the change in the City Council meeting date from June 3, to June 2,2003, and also included the language regarding the extension of the western UGA. Director Collins pointed out the addition of the language listed as #9b in the summary of amendments had been added to the proposed amendments at the request of the Fire Department so that the Comprehensive Plan and the newly adopted development standards were consistent with each other. . . . Planning Commission Minutes May 28, 2003 Pllge2 Regarding the proposed addition of a new RS- I 2 zone, Director Collins indicated that concerns of the State Department of Community, Trade and Economic Development have been resolved by the criteria staff developed for designating the new zone. That set of criteria is included in the Commission's packet. Commissioner Pittis asked for clarification of the terms should, may, and shall. Director Collins indicated that should is more discretionary than shall, which is directive and mandatory. Commissioner Norton asked if the word should obligated the City to a particular action. Director Collins said that it would not obligate the City. The words "should" and "may" are about the same, and the word will is a future verb that does commit the City to an action. Chair Nutter indicated that those who intend to testify must sign the "Sign In" log and affirm that their testimony will be truthful to the best of their knowledge prior to testifying before the Commission. Chair Nutter then reopened the public hearing. Gerry Mangano, 3924 Bean Road, Port Angeles, W A, stated that he is a resident in the western UGA but that he does not know exactly what that means and asked ifthere is information available to help him understand. He stated that he had asked specific questions and gotten answers but that a more general understanding would be helpful to him. Director Collins responded that the language for urban growth areas (UGA) is contained in the State Growth Management Act and that the best local document would be the County-wide Planning Policies document. He went on to say that in the UGA, County rules apply, but the City has input into planning decisions and City standards would be used for roads, sewer, and water, and that areas in the UGA could be annexed but areas outside of the UGA cannot be annexed. Commissioner Schramm stated that different rules apply in the County and in the UGA and asked if the City shouldn't take a more active lead with the County in making rule changes. He pointed out that this might give citizens more incentive to desire inclusion in the UGA. Director Collins stated that the City has responded to citizen issues in the County and pointed out success in supporting an abandoned car ordinance. Chair Nutter asked if the proposed RS-12 zone would be only in the City or also in the UGA. Director Collins said that the zone would be in both areas and that it was intended to allow a lower density in the UGA after annexation and that a concern of the Bay Loop area residents had been that a higher density standard would be the result of annexation. There being no further testimony, Chair Nutter closed the public hearing. Chair Nutter requested that in the future when staff creates maps, that the maps include'bike routes when transportation issues are included. Commissioner Pittis asked for clarification ofthe language of proposed amendment #8 regarding the phrase "safer more attractive streets" and if that implies that our streets are not safe and attractive. He also questioned whether the proposed reduced street standards would make streets safer or more Planning Commission Minutes May 28. 2003 Page 3 . attractive, stating that he had seen no evidence to support the claim. Discussion followed and revised language was agreed upon. Commissioner Hewins recalled that the Planning Commission had recommended that at some point the commercial area along First and Front Streets should be expanded and thought that the same recommendation had been made regarding the area of Eighth and Lincoln Streets. Commissioner Schramm stated that the same issue had been raised about the Race Street corridor. Discussion followed regarding the appropriateness of including those changes at this time. Director Collins stated that the City Council does not wish to support further commercialization of the Race Street corridor based on a recent rezone decision. Chair Nutter indicated that the Commission should revisit the Race Street issue at a later time. Director Collins pointed out that the Comprehensive Plan Map included an imprecise margin along the south side ofthe 8/9 alley extending beyond the north side of 9th Street so that commercial uses could be pennitted consistent with the Comprehensive Plan Map. . Chair Nutter asked for clarification of the tenns used in the criteria for designating the RS-12 zone, specifically "affected by an environmentally sensitive area." Director Collins said that the ESA would not have to be on the property but may have an effect on the property such as a marine bluff that provides a view to a property that is not adjacent to the bluff. Chair Nutter asked if the City would be using the County standards for wetlands when making the RS- 12 detennination. Director Collins said that the City is working with the County to revise the City's wetland ordinance but that the City will maintain a smaller size standard than the County for detennining wetland classifications. Chair Nutter asked the Commissioners for an opinion as to whether expansion of the western UGA should be kept in the amendment language or removed. Director Collins pointed out that staff had acted on comments received during the public hearing and that the Commission has discretion on the issue. He also said that the City, County and Tribe have been conferring on the matter and that failure of the septic system at the Tribal Health Center is motivating the action to take place sooner. Commissioner Hewins said he is inclined to not include the issue now, but to wait until next year's Comprehensive Plan Amendment period. Commissioner Schramm said that he has mixed feelings about including the issue this year. He sees the economic development benefits but due to the timing and lack of citizen input he felt the matter perhaps could wait. Commissioner Pittis said that he thought that procedural due process had been met on the UGA expansion but questioned whether due process has been satisfied on the Race Street or Eighth and Lincoln Street issues. Those items should be a separate agenda item. . Chair Nutter agreed, saying that more study needs to be done on the Race Street issue. She also said that her feeling is to not include the western UGA expansion. Commissioner Hewins asked how the Planning Commission should proceed on including the expansion of the commercial designation at Eighth and Lincoln Streets. Director Collins indicated that the issue could be included because the Planning Commission had discussed the issue at prior meetings. Commissioner Hewins said that the whole block from Eighth to Ninth Streets on the east side of Lincoln should be included. Director Collins stated that the imprecise margin between the Commercial designation and the Low Density Residential designation could be extended toward Ninth Street. Chair Nutter said that such a change would impact the nearby residential areas. Planning Commission Mill/lies May 28, 2003 Page 4 . Chair Nutter polled the Commissioners regarding the inclusion of issues in the proposed amendments. The majority of Commission members indicated their wish to not include the expansion of the western UGA, to not include changes to the Race Street corridor, and to include the proposed expansion of the Commercial designation south of the 8/9 alley. Changes to the language regarding "safer more attractive" streets as discussed were agreed upon. Commissioner Hewins moved to forward a recommendation for approval of the proposed Comprehensive Plan amendments to the City Council with modifications to the language of #8 and including adjustment of the Commercial designation at the corner of Eighth and Lincoln Street as follows: Comprehensive Plan Amendments: 1. Add a new Objective(2) under Growth Management Element Goal A stating; The City will work with Clallam County and special districts to revise the eastern P AUGA boundary to east margin ofthe Deer Park Road right-of-way then north to the General Commercial (GC) zoning designation extending north to include the areas zoned R~l, P, GC, and RLC to the International Boundary in the strait of Juan de Fuca and I~"i~e tbe nesteln FAUGA bound"l)' to indnde the aleas Loned RLC and RNC along US 161 and RCCJ Adjoining the DOl th side of US UH. . 2a. Add a new Objective under Growth Management Element Goal B stating; The City will work with ClaHam County and Special districts to develop a fair and equitable interlocal revenue sharing agreement to ensure the orderly transition ofland within the P AUGA in the City of Port Angeles. 2b. Add a new Objective under Growth Management Element Goal B stating; As the ultimate provider of urban services within the City limits and the urban growth areas, the City will work with Clallam County and special district to facilitate economic growth and new residential construction and encourage annexation ofland within the P AUGA into the City of Port Angeles. 3. Add a new Objective under Land Use Element Residential Goal C; The City will develop a Residential, Single Family (RS-12) zone with minimum 12,000 square foot lots. 4. Add a new Objective under Land Use Element Commercial Goal 0; The City will develop a Commercial Regional (CR) zone to allow and encourage land intensive commercial uses (i.e. large regional shopping centers or 'big box' stores, where sufficient vacant, buildable, commercially designated land and adequate transportation facilities exist. . 5. Add a new Objective under Land Use Element Commercial Goal E; . . . Planning Commission Minutes May 28. 2003 Page 5 The City will increase the commercial area available for development of new business or the expansion of existing businesses by extending the Commercial Arterial (CA) zone along First and Front Streets to include the yz blocks north of Front (from Francis east to White's Creek Ravine and south of First (from Eunice east to Chamber's). 6. Add a new Policy under Utilities and Public Services Element Goal D; The City, at its sole discretion, should provide sanitary sewer service to urban development in outlying areas within the City limits and in the urban growth areas and to areas ofintensive rural development, while prohibiting service to rural development 7. Add a new Policy under Utilities and Public Services Element goal D; Urban services provided in areas outside the City limits and not designated for future land uses on the Comprehensive Plan Land Use Map should be sized for potential urban growth in those areas, while prohibiting service to rural development. 8. Add a new Goal E under Capital Facilities Element; To reduce the amount ofimpervious surface created by new developments and thereby reduce stormwater management costs and environmental impacts to the City and its natural resources, reduce development costs to private property owners, and create provide safer and more attractive streets through implo"ed stI(~et edge landscaping, traffic calming, and safer pedestrian amenities, and improved street edee landscaping. 9a. Add a new Policy under Capital Facilities Element Goal E ; The City should revise its existing development standards in low density residential areas for roads, pedestrian and non-motorized access, sewer, and fire suppression requirements to more nearly reflect the needs of suburban densities and cO'nditions in outlying undeveloped areas in the City and the UGA. 9b. Amend the language of goal B Policy 3 Capital Facilities Element to read as follows; The City shall not approve any development that is not served with water service at or greater that tbe following level of service standards at the time of development: Single Family units: 2 gallons per minute @ 30 psi (Fire -1000 gallons per minute @ 20 psi for sinele family residential> 3.600 square feet.) (Fire - 500 eallons per minute @ 20 psi for sine:le family residential < 3.600 Square feet.) 10-1. Add a new obj ective under Economic Development Element Goal B; The City will encourage streetscape improvements to beautify the Cit) 's entryway corridors. Incentives may be developed to encourage private property participation in such beautification projects. 10-2. Add a new objective under Conservation element Goal A; The City will encourage streetscape improvements to beautify the Cit)'s entryway corridors. Incentives may be developed to encourage private property participation in such beautification projects. . . . MINUTES PLANNING COMMISSION Port Angeles, Washington 98362 May 28, 2003 7:00 p.m. ROLL CALL Members Present: Fred Hewins, Fred Norton, Chuck Schramm, Linda Nutter, Jack Pittis Members Excused: Bob Philpott, Leonard Rasmussen Staff Present: Brad Collins, Scott Johns Public Present: Brian Gawley, Carol Brown, ArIa Holzschuh APPROVAL OF MINUTES Commissioner Hewins moved to approve the minutes of the April 23, 2003 regular meeting. The motion was seconded by Commissioner Pittis and passed 3 - 0 -2 with Commissioners Schramm and Norton abstaining due to their absence from that meeting. Commissioner Schramm moved to approve the minutes ofthe May 14,2003 meeting with one correction and one addition. The motion was seconded by Commissioner Norton and passed 4 - 0 -1 with Commissioner Hewins abstaining due to his absence at that meeting. CONTINUED PUBLIC HEARING: COMPREHENSIVE PLAN AND MAP AMENDMENTS 2003: Continued from May 14, 2003. Director Collins began by pointing out that language requested by the Lower Elwha Klallam Tribe to expand the western U GA had been incorporated into the wording of the proposed amendment # 1 to increase the eastern UGA. He told the Commissioners that the City is working with the County and the Lower ElwhaKlallam Tribe regarding the proposed extension ofthe western UGA to include the Tribe's Health clinic. He stated that the City and the Tribe could jointly approach the County with the proposal prior to the County's December 31,2003 deadline for proposed amendments and use the same justification for including the area in the UGA, since it is the County that will make the decision to modify the UGA. He also told the Commission that the public notice had been revised and reposted to reflect the change in the City Council meeting date from June 3, to June 2, 2003, and also included the language regarding the extension ofthe western UGA. Director Collins pointed out the addition of the language listed as #9b in the summary of amendments had been added to the proposed amendments at the request ofthe Pire Department so that the Comprehensive Plan and the newly adopted development standards were consistent with each other. Planning Commission Minutes May 28. 2003 Page 2 . Regarding the proposed addition of a new RS-12 zone, Director Collins indicated that concerns of the State Department of Community, Trade and Economic Development have been resolved by the criteria staff developed for designating the new zone. That set of criteria is included in the Commission's packet. Commissioner Pittis asked for clarification of the terms should, may, and shall. Director Collins indicated that should is more discretionary than shall, which is directive and mandatory. Commissioner Norton asked ifthe word should obligated the City to a particular action. Director Collins said that it would not obligate the City. The words "should" and "may" are about the same, and the word will is a future verb that does commit the City to an action. Chair Nutter indicated that those who intend to testify must sign the "Sign In" log and affirm that their testimony will be truthful to the best of their knowledge prior to testifying before the Commission. Chair Nutter then reopened the public hearing. Gerry Mangano, 3924 Bean Road, Port Angeles, W A, stated that he is a resident in the western UGA but that he does not know exactly what that means and asked ifthere is information available to help him understand. He stated that he had asked specific questions and gotten answers but that a more general understanding would be helpful to him. . Director Collins responded that the language for urban growth areas (UGA) is contained in the State Growth Management Act and that the best local document would be the County-wide Planning Policies document. He went on to say that in the UGA, County rules apply, but the City has input into planning decisions and City standards would be used for roads, sewer, and water, and that areas in the UGA could be annexed but areas outside ofthe UGA cannot be annexed. Commissioner Schramm stated that different rules apply in the County and in the UGA and asked if the City shouldn't take a more active lead with the County in making rule changes. He pointed out that this might give citizens more incentive to desire inclusion in the UGA. Director Collins stated that the City has responded to citizen issues in the County and pointed out success in supporting an abandoned car ordinance. Chair Nutter asked if the proposed RS-12 zone would be only in the Cityor also in the UOA. Director Collins said that the zone would be in both areas and that it was intended to allow a lower density in the UGA after annexation and that a concern ofthe Bay Loop area residents had been that a higher density standard would be the result of annexation. There being no further testimony, Chair Nutter closed the public hearing. Chair Nutter requested that in the future when staff creates maps, that the maps include bike routes when transportation issues are included. . Commissioner Pittis asked for clarification ofthe language of proposed amendment #8 regarding the phrase "safer more attractive streets" and if that implies that our streets are not safe and attractive. Planning Commission Minules May 28, 2003 Page 3 . He also questioned whether the proposed reduced street standards would make streets safer or more attractive, stating that he had seen no evidence to support the claim. Discussion followed and revised language was agreed upon. Commissioner Hewins recalled that the Planning Commission had recommended that at some point the commercial area along First and Front Streets should be expanded and thought that the same recommendation had been made regarding the area of Eighth and Lincoln Streets. Commissioner Schramm stated that the same issue had been raised about the Race Street corridor. Discussion followed regarding the appropriateness of including those changes at this time. Director Collins stated that the City Council does not wish to support further commercialization of the Race Street corridor based on a recent rezone decision. Chair Nutter indicated that the Commission should revisit the Race Street issue at a later time. Director Collins pointed out that the Comprehensive Plan Map included an imprecise margin along the south side ofthe 8/9 alley extending beyond the north side of 9th Street so that commercial uses could be permitted consistent with the Comprehensive Plan Map. . Chair Nutter asked for clarification of the terms used in the criteria for designating the RS-12 zone, specifically "affected by an environmentally sensitive area." Director Collins said that the ESA would not have to be on the property but may have an effect on the property such as a marine bluff that provides a view to a property that is not adjacent to the bluff. Chair Nutter asked if the City would be using the County standards for wetlands when making the RS-12 determination. Director Collins said that the City is working with the County to revise the City's wetland ordinance but that the City will maintain a smaller size standard than the County for determining wetland classifications. Chair Nutter asked the Commissioners for an opinion as to whether expansion ofthe western UGA should be kept in the amendment language or removed. Director Collins pointed out that staffhad acted on comments received during the public hearing and that the Commission has discretion on the issue. He also said that the City, County and Tribe have been conferring on the matter and that failure of the septic system at the Tribal Health Center is motivating the action to take place sooner. Commissioner Hewins said he is inclined to not include the issue now, but to wait until next year's Comprehensive Plan Amendment period. Commissioner Schramm said that he has mixed feelings about including the issue this year. He sees the economic development benefits but due to the timing and lack of citizen input he felt the matter perhaps could wait. Commissioner Pittis said that he thought that procedural due process had been met on the UGA expansion but questioned whether due process has been satisfied on the Race Street or Eighth and Lincoln Street issues. Those items should be a separate agenda item. . Chair Nutter agreed, saying that more study needs to be done on the Race Street issue. She also said that her feeling is to not include the western UGA expansion. Commissioner Hewins asked how the Planning Commission should proceed on including the expansion ofthe commercial designation at Eighth and Lincoln Streets. Director Collins indicated that the issue could be included because the Planning Commission had discussed the issue at prior meetings, Commissioner Hewins said that the whole block from Eighth to Ninth Streets on the east side of Lincoln should be included. Director Collins stated that the imprecise margin between the Commercial designation and the Low Density Residential designation could be extended toward Ninth Street. Chair Nutter said that such Planning Commission Minutes May 28, 2003 Page 4 . a change would impact the nearby residential areas. . . Chair Nutter polled the Commissioners regarding the inclusion of issues in the proposed amendments. The majority of Commission members indicated their wish to not include the expansion of the western UGA, to not include changes to the Race Street corridor, and to include the proposed expansion of the Commercial designation south of the 8/9 alley. Changes to the language regarding "safer more attractive" streets as discussed were agreed upon. Commissioner Hewins moved to forward a recommendation for approval of the proposed Comprehensive Plan amendments to the City Council with modifications to the language of #8 and including adjustment of the Commercial designation at the corner of Eighth and Lincoln Street as follows: Comprehensive Plan Amendments: 1. Ad~ a new Obj ective(2) under Growth Management Element Goal A stating; The City will work with Clallam County and special districts to revise the eastern P AUGA boundary to east margin of the Deer Park Road right-of-way then north to the General Commercial (GC) zoning designation extending north to include the areas zoned R-l, P, GC, and RLC to the International Boundary in the strait of Juan de Fuca. 2a. Add a new Objective under Growth Management Element Goal B stating; The City will work with Clallam County and Special districts to develop a fair and equitable interlocal revenue sharing agreement to ensure the orderly transition ofland within the PAUGA in the City of Port Angeles. 2b. Add a new Objective under Growth Management Element Goal B stating; As the ultimate provider of urban services within the City limits and the urban growth areas, the City will work with Clallam County and special district to facilitate economic growth and new residential construction and encourage annexation of land within the PAUGA into the City of Port Angeles. 3. Add a new Objective under Land Use Element Residential Goal C; The City will develop a Residential, Single Family (RS-12) zone with minimum 12,000 square foot lots. 4. Add a new Objective under Land Use Element Commercial Goal D; The City will develop a Commercial Regional (CR) zone to allow and encourage land intensive commercial uses (i.e. large regional shopping centers or 'big box' stores, where sufficient vacant, buildable, commercially designated land and adequate transportation facilities exist. . . . Planning Commission Minutes May 28. 2003 Page 5 5. Add a new Objective under Land Use Element Commercial Goal E; The City will increase the commercial area available for development of new business or the expansion of existing businesses by extending the Commercial Arterial (CA) zone a half block along First and Front Streets to include the'" whole blocks north of Front Street (from Francis east to White's Creek Ravine and south of First (from Eunice east to Chambers) and by extendine the Community Shoppine District (CSD) zone a half block alone Ei~hth Street to include the whole block south of Eiehth Street (from Lincoln to Lauren. 6. Add a new Policy under Utilities and Public Services Element Goal D; The City, at its sole discretion, should provide sanitary sewer service to urban development in outlying areas within the City limits and in the urban growth areas and to areas of intensive rural development, while prohibiting service to rural development. 7. Add a new Policy under Utilities and Public Services Element goal D; Urban services provided in areas outside the City limits and not designated for future land uses on the Comprehensive Plan Land Use Map should be sized for potential urban growth in those areas, while prohibiting service to rural development. 8. Add a new Goal E under Capital Facilities Element; To reduce the amount of impervious surface created by new developments and thereby reduce stormwater management costs and environmental impacts to the City and its natural resources, reduce development costs to private property owners, and provide safe, attractive streets through traffic calming, and safer pedestrian amenities, and improved street edge landscaping. 9a. Add a new Policy under Capital Facilities Element Goal E ; The City should revise its existing development standards in low density residential areas for roads, pedestrian and non-motorized access, sewer, and fire suppression requirements to more nearly reflect the Deeds of suburban densities and conditions in outlying undeveloped areas in the City and the UGA. 9b. Amend the language of goal B Policy 3 Capital Facilities Element to read as follows; The City shall not approve any development that is not served with water service at or greater that the following level of service standards at the time of development: Single Family units: 2 gallons per minute @ 30 psi (Fire - 1000 gallons per minute @ 20 psi for single family residential> 3,600 square feet.) (Fire - 500 gallons per minute @ 20 psi for single family residential < 3,600 Square feet.) 10-1. Add a new objective under Economic Development Element Goal B; The City will encourage streetscape improvements to beautify entryway corridors. Incentives may be developed to encourage private property participation in such beautification projects. . . . Planning Commission Minutes May 28. 2003 Page 6 10-2. Add a new objective under Conservation element Goal A; The City will encourage streetscape improvements to beautify entryway corridors. Incentives may be developed to encourage private property participation in such beautification projects. Commissioner Norton seconded the motion which passed 5 - O. COMMUNICATIONS FROM THE PUBLIC None. STAFF REPORTS Director Collins opened the discussion by presenting the staff memo describing alternative ways that farmers's markets could be included in the zoning code. Commissioner Schramm agreed that some controls should be in place but that each individual case needs thorough review, and favored alternative 1 or 3. Commissioner Hewins agreed that public review is necessary and opposed making farmers markets a permitted use in any zone. Commissioner Pittis asked whether a right-of- way use permit could be eliminated or included as part of a conditional use permit to ease the process. He also indicated his preference for alternative #3 making farmer's markets conditional in specific zones. Commissioner Norton indicated his preference of alternative #3. Commissioner Hewins asked about a definition offarmer's markets that would distinguish them from flea markets and asked ifthe Washington Farmers' Market Association had a definition or any guidelines. Staff indicated that they would write a definition for farmers' markets as part ofthe inclusion in the code. The Planning Commission was asked to vote for a preferred alternative and chose alternative one which would make farmers' markets an unclassified use that would be reviewed through a conditional use permit in any zone. REPORTS OF COMMISSION MEMBERS Commissioner Norton announced that he would miss both meetings in June. Commissioner Hewins announced that he would miss the June 25, 2003 meeting. Chair Nutter stated that she had visited the farmers' market on its first Saturday in downtown and questioned the use of a modified school bus as a latte stand and whether that met the conditions established for the fanners' market. Commissioner Norton said that he had a conversation with a barber whose shop is located on Laurel Street. It was stated that the farmers' market did affect his business in a negative way and that no one had contacted him prior to the approval of the location for the farmers' market. Chair Nutter also mentioned that cars using the First/Front alley during the farmers' market were traveling too fast for safety. . . . Planning Commission Minutes May 28. 2003 Page 7 ADJOURNMENT The meeting adjourned at 8:45 p.m. ---M ~ Brad Collins, Secretary PREPARED BY; S. Johns