HomeMy WebLinkAbout02-26-2001MINUTES OF PLANNING AND COMMUNITY DEVELOPMENT COMMITTEE
FEBRUARY 26, 2001
The regular meeting of the Planning and Community Development Committee was held February 26, 2001 in the
Council Work Area. Those members in attendance were as follows:
MEMBERS PRESENT: Trish Borden, Sue Singer, and Fred Poe
STAFF PRESENT:
Zook
ALSO PRESENT: Mayor Booth; Dana Mower, DBM Engineers
The meeting was called to order by Committee Chair Borden at 6:30 p.m.
ACTION ITEM:
Paul Krauss, Lynn Rued, B Sanders, David Osaki, Shirley Aird, Dick Deal, and Patti
1. Change Order for White River Trail Extension
DD said that road was removed and had to relocate the berm and replant. Councilmember Singer made a
motion, seconded by Councilmember Poe, to recommend approval. Chairman Borden concurred.
DISCUSSION ITEMS:
1. Downtown Plan
Planner Sanders commented that the PC held a public hearing on the plan February 6~h and finished
discussing the plan on February 13~'. PC requested some text changes. There was some public testimony
on February 6th. Public Works Committee will have discussion on the plan in March, but they have not
been getting briefings. She wondered if PCDC needs additional information on the plan. She wanted to let
PCDC know what kind of comments were received so far. PC did have a couple plan worksessions.
Planner Sanders wondered about a joint meeting with PCDC and Public Works Committees to discuss the
plan. Councilmember Singer acknowledged that she has seen the plan more than other PCDC members.
Chairman Borden requested a workshop.
Planning Director Krauss said that he is not available for the March 12' meetings. Planner Sanders said
the plan is on the Public Works Committee agenda for March 12% Planning Director Krauss briefly spoke
about forward thinking ideas presented in the plan. Councilmember Singer inquired about code
enforcement issues. Planning Director Krauss said that his staff has a handle on code enforcement issues,
but the building code enforcement is another matter and will continue to be managed through the Building
Official.
Principal Planner Osaki pointed out that the plan document and EIS are now one document and the plan
integrates two processes. The EIS has several purposes which he reviewed and said the environmental
analysis is required by law. This analysis is used to facilitate development because use of EIS for code
amendments. The analysis will help expedite code amendments to implement the plan. There are legal
and technical components in the environmental review process. The four comment letters received dealt
with only policy aspects; no comments were received related to environmental issues. One comment letter
was received after the deadline. Staff has not received range of public comment usually associated with an
EIS.
Councilmember Poe referred to text changes from the PC related to 1" Street, this should be looked at with
respect to transit and the public safety building because it might not be valid consideration for the new
building. Planning Director Krauss mentioned that Mel's Lumber site has merit for public safety building,
but site is still tight. Will Lathrop has suggested abandoning the street because it appeared the City might
not need the street. There was some merit to looking at closing the street.
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Councilmember Poe inquired about item 4 on page 3. Planner Sanders said this references comments from
the PC meeting. Some of the PC did not want to review and some wanted to do both - reviewing priorities
each year and receive citizen input. Assistant Planning Director Rued said public hearing is not necessary.
Planning Director Krauss suggested setting a time for the budget process, maybe February or March, with
wording to the effect "on or before ...... "
Councilmember Singer inquired how the City can talk about gas stations and infill development when
speaking of eliminating car uses in downtown. Planning Director Krauss spoke about the change of
grocery retail businesses over the years. There is a significant amount (~f evidence that the grocery store
retail is developing accessory gas stations as a standard practice. Costco is now doing fuel services and
Albertsons says it will not build any more stores without fuel facilities. All grocery stores seem to be
saying that they believe convenience of combining two trips is now the nature of their business. The City
told Safeway that staff was given direction of not encouraging any auto related uses in downtown by the
draft downtown plan. He spoke of the need to keep Safeway in downtown and Safeway's plans for
expansion. Staff is trying to get architectural design standards for the fuel facility which would be an
accessory use.
Chairman Borden requested that item 5 on page 3 be rewritten to make it clearer. Planning Director Krauss
mentioned that ordinance being crafted had design requirements, landscape request, etc. Assistant
Planning Director Rued said that the conditional use permit process is being recommended.
Chairman Borden referred to correspondence received from Don Small. Principal Planner Osaki used a
colored zoning map to point out location of fuel farm and warehouses. Downtown plan recommends a
zone change in the area to C3. Mr. Small wants his property to be left alone. The rationale in downtown
plan is based on extending A Street and phasing out industrial uses because of possible gateway to
downtown. The plan concept is to phase out industrial land uses in expectation that A Street will be
gateway to downtown. That philosophy is good and sound; however, Mr. Small does not want his property,
to be changed.
Councilmember Poe is: concerned about changing the zoning of an area that is technically outside
downtown plan area and asked if the area is outside plan area. Councilmember Singer said there is concern
from the hospital regarding the possibility of a train derailing and blowing up tanks located on Small
property. Planning Director Krauss confirms that the Fire Chief is also very concerned with propane tanks
at Del's Farm Supply west of the tracks.
Planning Director Krauss acknowledged that the fuel farm will most likely remain where it is.
Councilmember Singer wondered if change will let Small expand their office and Planning Director Krauss
replied yes. Principal Planner Osaki reminded PCDC that only area proposed for change is the shaded area
which Small does not want changed.
Chairman Borden wanted to know what is happening with other auto related uses such as the A Street Auto
and Crites site. Assistant Planning Director Rued believes proposed Zoning Ordinance amendments should
resolve issues. Sites are being changed from C2 to C3 with language that they will not become
nonconforming. This means they can expand to some extent. Cars that are inoperable have to be in a
screened storage area. No outdoor auto repair or maintenance will be permitted in the C2 area.
Assistant Planning Director Rued advised that Don Small is already nonconforming because zoning was
changed in 1987. Councilmember Singer thought the downtown plan would say that A Street and Cross
Street would remain auto related and Assistant Planning Director Rued said this is correct. The proposed
Zoning Ordinance changes will be presented to PC in March for public hearing. Auto parts retail is
permitted in C2 zone.
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Councilmember Singer inquired if there is a way to address the safety issue related to the Small property.
Planning Director Krauss not really; only if the operation is out of compliance with the safety code:
Consensus of Committee was that ADA comments were not substantive and do not address the EIS.
Mill Pond Apartments - Northwest Housing Development
Planner Aird distributed information and had a discussion witty, the Mayor last week. A letter from the
developer's law firm was received last week. He wants the City to write a letter that project is in
compliance with Consolidated Plan (CP). However, the proposal is no{' consistent with Auburn's CP as the
lawyer would like to say it is. A formal request is needed from Housing Finance Commission (HFC) not
from the developer.
Planning Director Krauss reminded Committee that Mill Pond Apartments was controversial. The City has
provided letters of support for State financing in the past when a project is in compliance with the CP, but
this project does not meet the criteria. Usually the City does not respond until State asks for letter of
support; however, staff wanted to be preemptive. Staff does not see any City Council support for the
project.
Planner Aird stressed again that the project is not directly supportive of the CP. The State wants a specific
policy and goal sited. The nonprofit agency contacted Planner Aird, and they are not under a contract to
purchase the property. She talked with them about the possibility of recognizing support. She told them to
look at other agencies' pro formas that have been State supported. She then explained the rental rates and
fair market rental rates.
Planning Director Krauss advised that the question is how does the City respond preemptively or wait for
official letter. He recommends that City respond preemptively and let developer's attorney, State and
Housing Authority know that Auburn will not be supportive of the project and that the project does not
meet City criteria. Planner Aird stressed that the project is not in compliance with CP and she has not
received response from HFC if developer has applied for tax credits.
Councilmember Singer believes a letter to the agency is necessary. Planning Director Krauss offered that
the State always asks for the City's decision. Planner Aird mentioned that State has strict point criteria and
explained criteria and State also has strict income guidelines. Councilmember Poe is not in favor of the
developer's idea.
Panhandle Lot Access, Private Access Tracts and Private Streets
Planning Director Krauss mentioned that Dana Mower, DBM Engineers, has raised a number of issues in
letters to the City. These issues were raised in the context of a particular development that has to be
processed in a certain matter. It is not appropriate to speak regarding a particular development outside
normal perview.
Assistant Planning Director Rued said that staff has firm recommendations and guidelines on some of the
issues raised in Mower's letter and discussion on other issues. Staff has firm recommendation to consider
for panhandle lots. There is a 100 foot limitation on panhandle lots for each zoning district and staff
recommendation is that for smalls lot in residential zones increase to 150 feet and if there are unique
physical limitations can go longer if topographic restrictions.
Chairman Borden inquired about fire issues related to access. Assistant Planning Director Rued said the
fire code requirements must be met. If a fire lane is needed, then 20 feet wide with a turn around that must
be met regardless.
Assistant Planning Director Rued then reviewed the proposed revisions related to panhandle lot access,
private access tracts and private streets. Staff plans to proceed forward with public hearing on proposed
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revisions in the near future. The City does not allow private access tracts and requires other access
methods such as streets.
Councilmember Singer asked the difference between access tract and panhandle lot. Assistant Planning
Director Rued showed an overhead that had panhandle lot highlighted and showed that its part ora lot and
explain the way it is plotted with finite boundary. He shoed another overhead of access tract that is shared
with adjacent lot.
Councilmember Singer asked how Hi-Crest Drive was platted. Assistafit Planning Director Rued believes
this occurred in the early 1970s and was segregated through the assessors office. No formal plat process
occurred and there are substandard private streets. Chairman Borden asked about Hidden Valley and how
this was platted and why the City took over maintenance of the streets. Assistant Planning Director Rued
believes this was also the early 1970s with segregation through King County. A LID subsequently was
passed and residents are paying for street improvements.
Assistant Planning Director Rued referred to gated communities and said these are allowed anyplace where
private streets are permitted, must meet fire department access requirement for emergency access. Any
apartment or condominium complex can be gated. The City does not allow public streets to be gated.
Chairman Borden wondered if there would be situations where a developer would want public streets and a
gate across the public street. She is curious why gates would be allowed on condos and not homes.
Assistant Planning Director Rued replied that someone may want this, but how do you determine when a
public street is gated? He explained that condos are private developments with private streets or access.
The issue is a gate across a public street. If it is a private street, there really would not be a problem with it
being gated. Council will need to decide if it wants more than four lots to be gated. Chairman Borden
asked if staff looked at what other cities are doing. Assistant Planning Director Rued replied that Pierce
County allows private streets, and Puyallup has standards similar to Auburn.
Councilmember Singer is in favor of gated communities to provide an additional choice of housing, and it
would help to keep retired citizens from leaving Auburn to find this type of more secure housing
elsewhere. She believes there might be a maintenance concern with having sufficient houses to maintain
the private street. If the City restricts the number of houses too much the cost for maintaining the streets
would be too high. Councilmember Poe believes the private streets should be built to public street
standards. He spoke about Meridian Valley Country Club, a gated community with private streets and
utilities, but a secure community. He believes people would like this and they should be able to have a
gated community.
Dana Mower, DBM Engineers, stated he has been in business a long time and said that gated communities
offer an alternative with security and convenience and residents feel safer. He spoke about GMA
mandates. Gate communities provide a different type of community, but they are not just for exclusivity.
There is market demand for gated communities and they are becoming more popular. The law is clear as
to who maintains the streets. The private streets could be built to public standards. He then spoke about
inverted road systems in some apartment and condo complexes. It is more expensive to build a private
road to City standards.
Councilmember Poe referred to Mower's project and said there is no reason to preclude it from being a
secured gated community. He offered that if it is a private road, then each home owner is responsible for
maintaining and owning the road. If there are standards for private roads in the subdivision, then say it
must be develoPed in accordance with City standards. There would be separate water and sewer
connections because the City is not in the habit of master metering a subdivision.
Councilmember Singer inquired if a road is over 600 feet long does it need to be a through street and
Assistant Planning Director Rued replied that it must be a through street.
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With no
Planning Director Krauss reminded the Committee that staff has advocated in the past for private streets,
but Public Works was frustrated with a particular development wanting the City to take over the private
roads that were constructed below City standards.
Chairman Borden commented that it would be the City's choice to take over private streets, but that they
would need to have been constructed to City standards. Councilmember Poe agreed that the private roads
should be built to City standards. Planning Director Krauss ad,vised that the developer should be required
to provide the City with a set of as built drawings for the private roads in the event that the City should take
over the roads. The City would not inspect the construction, but the deYeloper would need to verify the
standards. The design of the gate would be approved by the fire and police department for emergency
access requirements.
Councilmember Poe commented that it simple to have gated communities which allow people to do
different things. Planning Director Krauss offered that staffcan see what other cities are doing regarding
gated communities and Committee agreed.
Chairman Borden expressed concern about traffic being routed to open streets and affecting open streets
because of the gated community. She wants the process to be fair to people in the surrounding areas. She
is not against concept of gated communities, but is concerned about their impact on adjacent streets. She is
concerned about funneling of cross traffic in neighborhoods.
Planning Director Krauss asked if there is concurrence with private streets gated at 600 feet or less. Staff
could put something together and process or should it wait until later. Using Mt. Rainier Vista as an
example, Councilmember Poe mentioned intersecting of streets serving only the private development.
Chairman Borden believes that people should be able to cut through Mt. Rainier Vista in order to avoid
traffic.
Assistant Planning Director Rued commented that parameter could be that private streets would not affect
neighborhood traffic that otherwise would be routed through. Private street system would not impact the
neighborhood any more than providing a public street. Councilmember Poe asked about the Morgley
property off29'h Street. Assistant Planning Director Rued mentioned changing the Design Manual from
four to six lots. Their access would be private street and maximum length of 600 feet, improvements
would be required, and private street standards.
Assistant Planning Director Rued wanted to get an idea of what the Committee wants and staff will draft
language and bring back to the Committee. Then staff will proceed forward with the panhandle lots and
access tracts. The Committee agreed.
further items to come before the Committee, the meeting was adjourned at 8:45 p.m.
PCDC\02B-2001
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