HomeMy WebLinkAboutITEM VI-AcrrY of
Memorandum
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To: Planning Commission
From: Elizabeth Chamberlain, Planning Manager
CC: Mayor Lewis
Kevin Snyder, AICP, Director, Planning & Development Department
Date: July 20, 2011
Re: ZOA11-0005 Proposed Master Plan Code -New Chapter to Auburn City Code
Background
Staff has presented to the Planning and Community Development Committee for discussion the
concept of a master plan process within the zoning code for larger institutions and commercial
developments to plan out phased redevelopment efforts holistically. The Committee has
provided initial policy direction to staff that assisted in the development of the proposed code
amendment and directed staff to begin working with the Planning Commission on the code
amendment.
Discussion
Outlined below are the main components of the proposed master plan code amendment.
1. Intent
(a) Recognize the valuable role played by public facilities such as educational and
religious institutions as well as large scale commercial development providing the
community with needed services.
(b) Master plan regulations provide the vehicle for large-scale, multi-phased developments
by obtaining approval of several projects atone time and coordinating future provisions
of infrastructure capacity.
(c) Provides opportunities for adjacent property owners, homeowner associations, and
businesses to evaluate the cumulative impacts associated with the full build out of
large scale public facilities and commercial developments. Also allows for public input
on the design and development standards of these projects to minimize impacts to
adjacent properties and protect the character of the surrounding areas.
(d) Allows the City to plan for the extension/expansion of public infrastructure in a timely
and efficient manner and to ensure the large scale public facilities and commercial
developments are compatible with community character and values.
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A~TBUAN ~k MORE THAN YOU IMAGINED
2. Applicability
(a) Institutional Uses such as community colleges, religious institution, public and private
schools (elementary and secondary) -minimum 5 acre site.
(b) Commercial Uses such as mall, phased development over several years -minimum
10 acre site.
3. Public Participation
(a) Applicants will be required to hold a minimum of one neighborhood meeting utilizing
the neighborhood review meeting process outlined in Auburn City Code (ACC)
18.02.130.
(b) Also standard notification to adjacent property owners, notice board(s) posted on the
property, newspaper notice, and City website. Current notification radius is 300 feet;
staff recommends 500 feet similar to what is required for Administrative Use Permits.
4. Approval Timeframe/Periodic Review
(a) Initial approval of a master plan shall be a Type III review which requires approval by
the City's Hearing Examiner.
(b) Staff recommends a maximum of 10 years with a review by the City at year 5. At year
5, potential of new conditions of approval if certain conditions have changed
dramatically such as traffic or state/federal regulations not under the City's control.
(c) Staff recommends at the periodic review year 5 require the applicant to conduct a neighborhood review meeting pursuant to ACC 18.02.130.
(d) Applicant has potential to request an extension for up to an additional five years.
5. Approval Criteria
(a) Outlined in the draft code amendment in Section 18.XX.050 is the proposed approval
criteria for a master plan.
6. Incentive Based Approach
(a) The Planning and Community Development Committee requested that staff look into
an incentive based approach rather than requiring an applicant to utilize the master
plan process.
(b) Section 18.XX.070 outlines the proposed incentives to an applicant for utilizing the
master plan process.
Auburn City Code Section 14.03.030, which addresses project review types, will need to be
amended to include a master plan as a permit type if this code amendment is adopted.
At the August 2, 2011 Planning Commission meeting, staff will review the draft master plan code
amendment with the Commission and discuss comments and feedback the Commission has on
the proposed code amendment.
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A~TBUAN ~k MORE THAN YOU IMAGINED
Chapter 18.XX Master Plan
Sections:
18.XX.010 Intent
18.XX.020 Applicability
18.XX.030 Approval Process
18.XX.040 Public Participation
18.XX.050 Decision Criteria
18.XX.060 Components of the Master Plan
18.XX.070 Incentive Based Approach
18.XX.080 Extensions
18.XX.090 Revocations
18.XX.010 I ntent.
A. This section establishes standards and criteria for the development of a
Master Plan. The provisions of this Chapter are voluntary and incentive based.
B. The master plan will establish conditions with which all concurrent and
subsequent land use approvals implementing the master plan shall comply. The master
plan process provides long term guidance for a large area so that the continuity of the
overall development is maintained. The process allows for development to occur in
phases where coordination of public facilities is needed, when a master plan is needed
to determine how best to develop the area, orwhen a master plan is needed to
integrate various uses.
C. Recognize the valuable role played by public facilities such as educational and
religious institutions as well as large scale commercial development providing the
community with needed services.
D. Master plan regulations provide the vehicle for large-scale, multi-phased
developments by obtaining approval of several projects at one time and coordinating future
provisions of infrastructure capacity. Allows the City to plan for the extensionlexpansion of
public infrastructure in a timely and efficient manner.
E. Provides opportunities for adjacent property owners, homeowner associations,
and businesses to evaluate the cumulative impacts associated with the full build out of large
scale public facilities and commercial developments. Also allows for public input on the
design and development standards of these projects to minimize impacts to adjacent
properties and protect the character of the surrounding areas. Ensure the large scale public
facilities and commercial developments are compatible with community character and
values.
18.XX.020 Applicability.
A. Institutional Uses such as community colleges, religious institutions, or
public/private schools on properties 5 acres or greater may apply for a master plan.
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B. Commercial or mixed-use projects with a phased development over several
years on properties 10 acres or greater may apply for a master plan.
C. Property included within the master plan shall be under the same ownership
or a signed agreement must establish control over multiple ownerships.
18.XX.030 Approval Process.
A. The initial approval of a master plan shall be a Type III Decision as outlined to
ACC Section 14.03.030.
B. The master plan can be approved for a maximum ten years with a review by
the City at year five.
C. Six months prior to the end of the fifth year in the master plan, the applicant
shall conduct a neighborhood review meeting pursuant to ACC 18.052.130.
18.XX.040 Public Participation
A. The applicant shall conduct at a minimum one neighborhood meeting as
outlined in ACC Section 18.02.130 priorto the submittal of a master plan application.
B. Public notification shall be provided in accordance with ACC Section
14.07.040 except that mailing to adjacent property owners shall be within 500 feet of the
project site.
18.XX.050 Decision Criteria
A. The proposed master plan shall support and be consistent with the Auburn
Comprehensive Plan.
B. The proposed master plan shall comply with all applicable city codes. If the
proposal incorporates elements from the incentive based approach outlined in Section
18.XX.060, development standards may be different from that of the underlying zone.
C. There shall be sufficient capacity in the transportation system to support the
development in all phases either through existing infrastructure or planned
improvements to the transportation network through the implementation of the master
plan.
D. The master plan shall include provisions forthe availability of public services
such as water, sewer, storm, police, fire, and transit.
E. The master plan shall show how the proposal protects designated resources
such as significant trees and critical areas, if applicable, incompliance with city code.
F. All potential off-site impacts such as noise, glare, and traffic shall be identified
and mitigation to the extent practicable.
G. The proposed master plan shall be integrated with adjacent land uses
through site design, landscaping, parking/traffic management, and multi-modal
transportation elements that limit potential conflicts between the proposed use(s) and
adjacent uses.
18.XX.060 Components of the Master Plan
The applicant shall submit a master plan application with the following
components and meeting the requirements on the applicable checklist. The review
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body may modify the proposal, particularly those portions dealing with development
standards and review procedures. The greater the level of detail in the plan, the less
need for extensive reviews of subsequent phases. Conversely, the more general the
details, the greater the level of review that will be required for subsequent phases.
A. The master plan shall show the current and possible future boundaries,
including the boundaries of each phase, of the use for the duration of the master plan.
B. The master plan shall include a narrative the addresses the following:
1. The decision criteria outlined in ACC Section 18.XX.050.
2. Description of present uses, affiliated uses, proposed uses, and possible
future uses for the project boundaries.
3. Description of present uses and affiliated uses for the adjacent properties.
4. If residential units are proposed then minimum and maximum floor areas and
densities shall be identified and number of units.
5. If office andlor commercial is proposed then minimum and maximum floor
area ratios shall be identified.
6. How the master plan fulfills local and regional (e.g. Puget Sound region)
needs.
C. A conceptual site plan shall be submitted meeting the requirements of the
applicable checklist.
D. A conceptual open spacelrecreation plan showing tree retention and removal,
recreation areas if residential units are proposed, and view corridors if applicable.
E. The master plan may include proposed standards thatwill control
development of the possible future uses that are in addition to or substitute for the
requirements of the underlying zone. The proposed standards will need to include at a
minimum:
1. Height
2. Setbacks
3. Floor Area Ratio limits
4. Landscaping requirements
5. Parking requirements
6. Signage
View corridors
8. Fagade treatments
9. Other architectural design controls
F. The master plan shall include the proposed development phases, probable
sequence for proposed developments, estimated dates, and interim uses of the property
awaiting development. The plan shall also address any proposed temporary uses or
locations of uses during construction periods.
G. The master plan shall include information on the following items for each
phase:
1. Traffic impact analysis that addresses the requirements outlined in the City's
Engineering Design Standards.
2. Non-motorized plan showing pedestrian and bicycle connections before,
during, and after implementation of the master plan.
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3. Parking study that shows the projected peak parking demand, an analysis of
this demand compared to proposed on-site and off-site parking supply, potential
impacts to the on-street parking system if applicable, and proposed mitigation
measures.
4. Circulation plan for all modes of transportation including the following:
a. The planned street system must be compatible with the City's Comprehensive
Transportation Plan. Development which is proposed in areas of the City which
have a planned street system which is a part of the comprehensive plan or the
City's six-year plan, and any other street plan, shall make provisions for such
streets and must not cause implementation of such street plans to become
unattainable.
b. Master Plans which are proposed in areas of the City which have planned
routes or facilities for bicycles, equestrian, or other nonmotorized transportation
mode which is a part of the comprehensive plan or the City's six-year plan, and
any other street plan, shall make provisions for such routes and must not cause
implementation of such routes to become unattainable.
c. When abutting vacant or underdeveloped land, new development shall
provide the opportunity for future connection to its interior pathway system through
the use of pathway stub-outs, building configuration, and/or parking lot layout. The
proposed location of future nonmotorized and pedestrian connections shall be
reviewed in conjunction with applicable development approval.
d. Developments shall include an integrated nonmotorized circulation system
that connects buildings, open spaces, and parking areas with the adjacent street
sidewalk system.
e. Pedestrian connections to existing or proposed trails/pedestrian routes on
adjacent properties shall be provided unless there are physical constraints such as
sensitive areas that preclude the construction of a pedestrian connection.
18.XX.070 Incentive Based Approach
Master plans are not a required process for large-scale developments. However,
master plans provide the vehicle for large-scale, multi-phased developments to obtain
approval of several projects atone time coordinating future provisions of infrastructure,
gather early public input, and provide the applicantwith a certain level of certainty for a
multi-phased project. The following outlines incentives for establishing a master plan:
Incentives
1. Complete a master plan Expedited permit review
• Parking reductions
• Expedited reviews for tenants
2. Minimum of LEED Silver Certification One additional story beyond the
or comparable BuiltGreen certification maximum height for the underlying
as determined by the City. zone for 50 percent of the buildings
in the development.
3. Inclusion of activated public open Reduction in required landscaping
spaceslplazas and/or sustainable
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landscaping approaches Less inspectionlreporting (if
possible)
4. At least XX % of the off-street parking One additional story beyond the
for the development is located in maximum height for the underlying
parking structures, some or all of which zone for all buildings in the may be above-grade as long as the development
parking garage does not front a public Residential floor area of up to 4.0
street. If the parking garage does front Reduction in minimum parking
a public street, then the following standard
standards apply:
a. Include ground level details such
as plinths for columns,
projecting window sills,
kickplates.
b. Upper levels screened
architecturally with at least two
different elements.
5. Use of Low Impact Development Increased lot coverage then what
permitted in the underlying zoning if
open spaces improved with swales,
permeable pavement.
18.XX.080 Extensions and Modifications
A. An approved master plan can be extended beyond the ten years for a
maximum of five additional years if the following is submitted by the applicant:
(1) Extension request shall be submitted one year prior to the ten year expiration
date .
(2) The applicant shall provide an explanation of why an extension is needed.
(3) The City shall only approve an extension if the request meets the following
criteria:
(a) The additional time frame is needed to complete the phasing of the original
approved master plan.
(b) Extended impacts are mitigated for.
B. An approved master plan may be modified as follows:
(1) A minor amendment to an approved master plan may be applied for as a
miscellaneous administrative decision processed as a Type 1 decision pursuant to ACC
14.03.010. A minor amendment is defined as not adding more than 20 percent to the
gross square footage of the master plan. Minor adjustments shall be reviewed for
consistency with this chapter and the regulations of this title, as well as the following
criteria:
1. The adjustment maintains the design intent or purpose of the original approval;
and
2. The adjustment maintains the quality of design or product established by the
original approval; and
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3. The adjustment does not cause a significant environmental or land use impact
on or beyond the site; and
4. The adjustment is not precluded by the terms of this title or by state law from
being decided administratively; and
5. Circumstances render it impractical, unfeasible, or detrimental to the public
interest to accomplish the subject condition or requirement of the master plan
approval.
(2) Major amendments are those that, when determined by the planning director,
substantially change the basic design, layout, open space or other requirements of the
plat. When the planning director determines a change constitutes a major adjustment, a
new application for a master plan is required and shall be processed as a new and
separate application.
18.XX.090 Revocations
The planning director or designee may revoke or suspend any permit granted
under the chapter if any of the following conditions is found to exist:
A. Fraud in obtaining the permit;
B. Concealment or misrepresentation of any material fact on the application or on
any subsequent applications or reports;
C. The operation is found to be in violation of the approved plans, conditions of
approvals, or the terms of the permit and the owner has failed to correct the violation
after proper notice thereof.
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Amend the following code section:
Chapter 14.03
TYPES OF PROJECT PERMIT DECISIONS
Sections:
14.03.001 Generally.
14.03.010 Type I decisions.
14.03.020 Type II decisions.
14.03.030 Type III decisions.
14.03.040 Type IV decisions.
14.03.050 Type V decisions.
14.03.060 Legislative nonproject decisions.
14.03.001 Generally.
Project permit decisions are classified into five types, based on whether a director, the
hearing examiner or the city council makes the decision and the process by which that
decision is made. (Ord. 6295 § 1, 2010; Ord. 4835 § 1, 1996.}
14.03.010 Type I decisions.
Type I decisions are administrative decisions made by the city which are not subject to
environmental review underthe State Environmental Policy Act (SEPA) codified at
Chapter 43.21 C RCW. Type I decisions include, but are not limited to, the following
project applications:
A. Building permit;
B. Plumbing permit;
C. Mechanical permit;
D. Utility permit;
E. Special permit;
F. Excavation permit;
G. Land clearing permit;
H. Grading permit;
I. Floodplain development permit;
J. Public facility extension agreement;
K. Right-of way use permit;
L. Lot line adjustment;
M. Home occupation permit;
N. Temporary use permit (administrative};
0. Administrative use permit;
P. Short subdivision (plat);
Q. Mobile home closure plans. (Ord. 6295 § 1, 2010; Ord. 5746 § 2, 2003; Ord. 4835 §
1, 1996.)
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14.03.020 Type II decisions.
Type II decisions are administrative decisions made by the city which include threshold
determinations under SEPA. Type II decisions include, but are not limited to, the
following project applications:
A. Building permit;
B. Grading permit;
C. Land clearing permit;
D. Public facility extension agreement;
E. Administrative use permit;
F. Short subdivision (plat};
G. Floodplain development permit. (Ord. 6295 § 1, 2010; Ord. 4835 § 1, 1996.}
14.03.030 Type III decisions.
Type III decisions are quasi-judicial final decisions made by the hearing examiner
following a recommendation by staff. Type III decisions include, but are not limited to,
the following project applications:
A. Temporary use permit;
B. Substantial shoreline development permit;
C. Variance;
D. Special exceptions;
E. Special home occupation permit;
F. Preliminary plat;
G. Conditional use permit;
H. Surface mining permit
I. Master Plan. (Ord. 6295 § 1, 2010; Ord. 6184 § 3, 2008; Ord. 4835 § 1, 1996.)
14.03.040 Type IV decisions.
Type IV decisions are quasi-judicial decisions made by the city council following a
recommendation by the hearing examiner. Type IV decisions include, but are not limited
to, the following project applications:
Rezone (site-specific}. (Ord. 6295 § 1, 2010; Ord. 6184 § 4, 2008; Ord. 4835 § 1, 1996.)
14.03.050 Type V decisions.
Type V decisions are quasi-judicial decisions made by the city council following a
recommendation by staff. Type V decisions include, but are not limited to, the following
project applications:
Final plat. (Ord. 6295 § 1, 2010; Ord. 6184 § 5, 2008; Ord. 4835 § 1, 1996.)
14.03.060 Legislative nonproject decisions.
Legislative nonproject decisions made by the city council under its authority to establish
policies and regulations are not classified as a "type" of project permit decision.
Legislative nonproject decisions include, but are not limited to, the following legislative
actions:
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A. Amendments to the text and map of the comprehensive plan or development
regulations.
B. Amendments to the zoning map (rezones) on a city-wide or area-wide basis. (Ord.
6295 § 1, 2010; Ord. 4835 § 1, 1996.)
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