Poulsbo Place Division 8
City Council Public Hearing – March 17, 2021 – opens in a new windowNotice of City Council Public Hearingopens PDF file – (link for attendance information)
Staff Report and Exhibits
- opens in a new windowPlanning Commission Staff Reportopens PDF file and Exhibits
- opens in a new windowExhibit A: Site Plan Application Formopens PDF file
- opens in a new windowExhibit B: Master Plan Application Formopens PDF file
- opens in a new windowExhibit C: Community Meeting Public Comments and Responseopens PDF file
- opens in a new windowExhibit D: Site Plan, Elevations, Landscaping, Parking, Lightingopens PDF file
- opens in a new windowExhibit E: Traffic Impact Analysisopens PDF file
- opens in a new windowExhibit F: Site Distance Analysisopens PDF file
- opens in a new windowExhibit G: Geotechnical Reportopens PDF file
- opens in a new windowExhibit H: Preliminary Storm Drainage Reportopens PDF file
- opens in a new windowExhibit I: Storm Tech Memoopens PDF file
- opens in a new windowExhibit J: Notice of Application w/Optional DNS Materialsopens PDF file
- opens in a new windowExhibit K: SEPA Checklistopens PDF file
- opens in a new windowExhibit L: SEPA MDNS Materialsopens PDF file
- opens in a new windowExhibit M: Notice of Application Public Comment Letters and Applicant Responseopens PDF file
- opens in a new windowExhibit N: Engineering Staff Reportopens PDF file
- opens in a new windowExhibit O: Poulsbo Place Master Planopens PDF file
- opens in a new windowExhibit P: 1994 Zoning Ordinanceopens PDF file
- opens in a new windowExhibit Q: Planning Commission Public Meeting Materialsopens PDF file
- opens in a new windowExhibit R: Planning Commission Public Commentsopens PDF file
- opens in a new windowExhibit S: Draft Planning Commission Meeting Minutesopens PDF file
- opens in a new windowExhibit T: Planning Commission Findings of Factopens PDF file
- opens in a new windowExhibit U: City Council Public Hearing Notice Materialsopens PDF file
- opens in a new windowExhibit V: Public Comments for City Councilopens PDF file
- Exhibit W: Public Comments for City Council Public Hearing Received 11-17 March 2021opens PDF file
Poulsbo Place Redevelopment Master Plan (PPRMP)
The Poulsbo Place Division 8 proposal is the last phase of development for the opens in a new windowPPRMPopens PDF file that was approved by the City Council on January 24, 1996.
The PPRMP was proposed as a mixed-use concept incorporating commercial and residential components on the 31.7-acre site. The site plan incorporates the commercial components in the southern portion of the site to enhance a natural relationship with the city center and incorporates the residential component to the north to transition to existing residential development. The site components included office, retail, hotel/conference center, community entertainment, and a maximum of 360 residential units consisting of single units, duplex, triplex and multi-family buildings. The PPRMP has been implemented through the permit approval and development of the existing 292 residential units. This proposal will add 49 additional units to complete the build out of the PPRMP. This means that 19 of the planned for and approved residential units will not be developed.
The PPRMP has been amended on three occasions since original adoption in 1999, 2002, and 2005. The 2020 amendment to the PPRMP is summarized in the opens in a new windowZoning Summaryopens PDF file and opens in a new windowSite Plan Review Revision Narrativeopens PDF file provided by the applicant and the PPRMP with proposed amendments developed by staff. A brief description of the amendments includes the following:
- Extend PPRMP validity 5 years, until January 24, 2026.
- Allow mixed-use within commercial zone (allow residential use)
- Include residential development standards as part of commercial proposal
- Lot Coverage: Increase C-1 lot coverage from 50% to 60%
- Landscape Buffer between Commercial and Residential High zones: eliminate 20’ requirement between sites uses
- Residential High Zone rear yard setback reduced to 10’ from 15’
- Open Space reduced to 15% from 20% (due to open space calculations not including setback areas in the 1994 Zoning Ordinance)
- Definition of “building lot coverage” to be the same as the current Zoning Ordinance
Project Narrative – Division 8 Proposal
Site Plan Review Narrative as provided by the applicant as part of the opens in a new windowProject Narrativeopens PDF file :
The proposed project will complete the last phase of Poulsbo Place, originally envisioned as a mixed-use neighborhood adjoining downtown. The site, comprised of two different land use designations, is designed as one integrated site plan combining the lower mixed-use building with multi-family buildings on the upper portion of the sloping site. Each frontage is designed to support existing character and use patterns, and to ensure complementary aesthetic to both the previously completed phases and the surrounding context. The architecture is meant to evoke aspects of traditional Nordic design (aka Bergen merchant houses).
The program includes 5,000sf of retail oriented to Jensen Way and the existing mixed-use buildings across the street. The mixed-use building will have 29 residential units above below grade parking. The upper site will have 5 multi-family buildings, each containing 4 residential units above structured parking. These buildings will define two main outdoor spaces; the lower retail plaza, and the upper community park. Total units proposed for the mixed-use building and multi-family portions is 29 residential units, which is within the PPRMP density allowance and is 19 residential units below the total 360 residential units approved by City Council.
Consistent with the original master plan objectives, the project is designed to reflect the Scandinavian heritage of Poulsbo. The overall effect is to create a ‘village feel” with a variety of building forms. The design approach was inspired by the merchant houses in Bergen Norway with their brightly colored facades. The integration of public spaces, outdoor stairways, storefronts and covered sidewalks will bring a more urban character consistent with Old Town.
The site is located where Old Town meets the Poulsbo Place neighborhood. Thus, the site design responds to the commercial scale of Old Town while incorporating residentially scaled forms (pattern of linked gable roof forms). The applicant understands that the character of these two areas isn’t the same but should feel integrated.
The mixed-use portion of the project is located within the lower commercially zoned (C-1) portion of the site. The upper residentially zoned (RH) portion of the site, the residential buildings along Third Street, are designed as (5) separate buildings (each containing 4 units) which will provide a view shed between the buildings and provide a stronger residential scale overall. These forms are also differentiated by color and material. Materials include painted horizontal siding, vertical window patterns and trim.
PUBLIC OPEN SPACES
The project is designed to support vibrant community activity within several public outdoor spaces. These spaces include the main public plaza fronting Jensen, the more intimate corner plaza, and the upper community park. A grand staircase at the base of the tower connects the retail plaza to the upper park along an internal pedestrian thoroughfare. These outdoor spaces are intended to serve the broader neighborhood and encourage people to take “short cuts” through the site.
The residential parking is located below the buildings to minimize the intrusive effects of surface parking on the neighborhood. At present there are 19 on street parking spaces along the perimeter of the site (Jensen & Sunset). Project will add (11) on-street spaces along Sunset. The project will use 11 on-street spaces towards the meeting the project requirement, leaving 19 for public use. The project will not decrease the existing supply of on street spaces.
Project proposes adding pedestrian crossing along Sunset Street (location to be confirmed with engineering staff). Crossing will serve to connect Sundial Park with proposed on-site park. The Third Avenue ROW design will reflect continuation of recently improvements between Iverson and Moe with on-street parking and potential for curb bulbs.
- Community Meetings conducted by applicant: October 18, 2018, October 25, 2018, and November 29, 2018
- Neighborhood Meeting: opens in a new windowFebruary 21, 2019opens PDF file
Pre-Application Conference Meetings:
- opens in a new windowJuly 17, 2018opens PDF file , opens in a new windowDecember 18, 2018opens PDF file , and opens in a new windowFebruary 18, 2020opens PDF file
- Counter Complete: June 3, 2020
- Technically Complete: opens in a new windowOctober 5, 2020opens PDF file
- Notice of Application with Optional SEPA Review: opens in a new windowOctober 23, 2020opens PDF file
- Public Comment Closed on November 6, 2020
- opens in a new windowSEPA Checklist Reviewedopens PDF file
- Staff Report issued February 16, 2021, (7 calendar days prior to the Planning Commission Public Meeting) Link to opens in a new windowStaff Report and Exhibitsopens PDF file
- Planning Commission Public Meeting (recommendation forward to City Council) – Link to video from February 23, 2021
- City Council Public Hearing (City Council is the review authority) – March 17, 2021 – Presentation starts at minute mark 38:07
- Notice of Decision Issued March 17, 2021 (See public noticing documents below)
Public Noticing Documents
- opens in a new windowNotice of Application w/ Optional SEPAopens PDF file – Public Comment Closes November 6, 2020
- opens in a new windowSEPA Threshold Determinationopens PDF file – MDNS issued February 8, 2021
- opens in a new windowNotice of Planning Commission Meetingopens PDF file – February 23, 2021
- opens in a new windowNotice of City Council Public Hearingopens PDF file – March 17, 2021
- Notice of Decisionopens PDF file – March 17, 2021
Marla Powers | firstname.lastname@example.org new email | 360.394.9737