Coos Bay planning commission backs Empire Area Blueprint, asks council to study stoplight and boat-ramp expansion

The Coos Bay Planning Commission voted Oct. 8 to recommend the City Council adopt the Empire Area Blueprint (land use application 187-24-000174-PLNG) and supporting text amendments to the Transportation System Plan and municipal code, while asking the council to further consider installation of a stoplight at the Newmark intersection, potential expansion of the Empire boat ramp, and development of nautical-themed wayfinding.

Chelsea, a city planner, told commissioners the blueprint is a long-range, community-informed plan intended as a guiding document and does not change zoning or trigger immediate construction. "None of this has happened," she said, adding the plan can help position the city for future funding opportunities. The staff recommendation also includes proposed code updates to align mobility targets and level-of-service language (example: section 18.15.0.005), expand an exempt parking zone in the study area (table 17.23.0.02), and simplify the Hollering Place zone by removing the Empire waterfront architectural design standards (chapter 17.316).

Supporters at the hearing said the changes would reduce barriers to development. Roger Gould, representing Sauce Brothers, said the company "stands in support of" the plan and that repealing the waterfront design standards provides needed flexibility for future development. Several commenters echoed support for simplifying design-review requirements that they said have discouraged local building projects.

Residents and other participants also raised safety and access concerns. "Going down to just one lane is going to make it hell for us trying to get out onto Newmark," said Julia Hancock, a nearby resident, who urged installation of a traffic signal at the intersection she described as dangerous. City staff responded that the transport engineer's review to date had not identified a threshold that requires a street light and noted that the lane reconfiguration is a tier 2, unfunded project requiring further study and funding before implementation.

Other public testimony focused on preserving estuary access and seasonal boat-launch capacity. Tom Greaves said that during salmon season the Hollering Place lot fills with boats and trailers, and urged commissioners to guard waterfront access if the plan proceeds. Staff said removing certain local design standards would not change current estuary uses and that any expanded parking or boat-ramp work would require separate funding and approvals, including potential state or federal permits.

Commissioners debated several follow-up items to include with their recommendation. One commissioner moved that the Planning Commission recommend City Council adopt the Empire Area Blueprint with the conditions that staff and council further consider a nautical-themed wayfinding plan, study expansion of boat-ramp facilities, and evaluate a stoplight at the 07:11/Newmark intersection. The motion was seconded by Chair Josh Stevens and carried with no recorded opposition.

The Planning Commission's recommendation and the record from the Oct. 8 hearing will be forwarded to City Council. Staff said the council will consider the matter in a work session on Oct. 22 and hold a public hearing on Nov. 5 in council chambers.

What happens next: the commission's recommendation is advisory; any lane reconfiguration, parking expansion, or waterfront project would require additional engineering, funding decisions and separate approvals by the City Council and, where applicable, state or federal agencies.