HomeMy WebLinkAbout01-04-2017 Planning Commission Agenda (2)Planning Commission Meeting
January 4, 2017 - 7:00 PM
Council Chambers - 25 West Main
Street, Auburn, Washington
AGENDA
I. CALL TO ORDER
A. ROLL CALL/ESTABLISHMENT OF QUORUM
II. APPROVAL OF MINUTES
A. December 6, 2016 Minutes* (Tate)
III. PUBLIC COMMENT
Comment from the audience on any item not listed on the agenda for discussion or
public hearing.
IV. OTHER BUSINESS
A. Discussion of Comprehensive Plan Sections related to Future Zoning Code
Changes* (Dixon)
Discussion of Comprehensive Plan Sections related to future zoning code
changes.
B. Discussion of C1, light Commercial Code Changes* (Gouk)
Review and discuss the previous action of the Planning Commission on
November 9th and further proposed changes to the C1, Light Commercial
zoning district
V. COMMUNITY DEVELOPMENT REPORT
Update on Community Development Services activities.
VI. ADJOURNMENT
The City of Auburn Planning Commission is an eight member advisory body that provides
recommendations to the Auburn City Council on the preparation of and amendments to
land use plans and related codes such as zoning. Planning Commissioners are appointed
by the Mayor and confirmed by the City Council.
Actions taken by the Planning Commission are not final decisions; they are in the form of
recommendations to the city council who must ultimately make the final decision.
*Denotes attachments included in the agenda packet.
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PLANNING COMMISSION
December 6, 2016
MINUTES
I. CALL TO ORDER
Chair Judi Roland called the meeting to order at 7:00 p.m. in Annex Conference Room
2, located on the second floor at 1 East Main Street, Auburn, WA.
a.) ROLL CALL/ESTABLISHMENT OF QUORUM
Commissioners present: Chair Judi Roland, Vice-Chair Copple, Commissioner Mason,
Commissioner Shin, Commissioner Moutzouris, and Commissioner Smith.
Commissioner Lee and Stephens were excused.
Staff present: Assistant City Attorney Doug Ruth; Assistant Director of Community
Development Jeff Tate; Planner II, Alex Teague; and Administrative Assistant Tina Kriss.
Members of the public present: No audience members were present.
b.) PLEDGE OF ALLEGIANCE
II. APPROVAL OF MINUTES
A. November 9, 2016 – Special Work Session Minutes
B. November 9, 2016 – Regular Meeting Minutes
Chair Roland indicated that the both sets of minutes can be approved under the
same motion. The Commission pointed out a scrivener's error. Under I.A. Roll
Call/Establishment of Quorum should indicate Commissioner Lee was excused.
Staff concurred and will make the correction to the minutes.
Vice-Chair Copple moved and Commissioner Shin seconded to approve the
minutes from the November 9, 2016 Regular and Special Work Session meeting as
Corrected.
MOTION CARRIED UNANIMOUSLY. 5-0
Commissioner Mason did not vote as she was not present at the November 9, 2016
meeting.
III. PUBLIC COMMENT
There was no public present for comments.
IV. OTHER BUSINESS
Open Space Zoning District: Background, Options and Recommendations
Alex Teague, Planner II, provided the staff report for the Open Space Zoning
District. She pointed out that Berk Consulting Inc. is assisting the City with the
code amendment efforts regarding future land use designations.
PLANNING COMMISSION MEETING MINUTES December 6, 2016
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In answer to the question if the city should create a single opens space or multiple
zones the Commission would like a single zone and expressed it can difficult
understanding the difference between land use designations and a zone and would
like staff to provide more clarity.
Staff was asked to provide a definition of the institutional zone and responded and
that the term generally refers to government uses. In discussing the term
institutional, the Commission felt cemeteries should not be considered within open
space but be included within the government or institutional zone. The
Commission held a general consensus that they did not feel the term “institutional”
fit the zone and asked that the term be updated. The Commission questioned if
golf courses should not be included as open space because the golf course is not
open to the general public without paying a fee to utilize the course.
The Commission felt private property listed within the PROS Plan should be
removed and should not be included in the City’s open space inventory as these
are not properties open for public use. The Commission also expressed that parks
that are part of a Homeowners Association should not be included in the PROS
Plan as it is not maintained by the City and open for public use.
Staff explained that the categories listed within the PROS plan will be discussed
with the parks department and staff will return to the Commission to further discuss
the designations, uses, and intensity of uses. Staff explained how the intensity of
uses assists the city in determining development needs through development
standards to serve the intended uses of the property. Staff will return to the
Commission to further discuss open space and land use designations at the next
meeting with more ideas and options.
All Temporary Uses and Mobile Vending Uses (e.g. Food Trucks)
1. Update and establish new regulations for mobile vending uses (e.g. food
trucks) including an option to establish a street use permit to allow food
trucks in the public right-of-way.
Assistant Director Tate explained that the current code does not provide
terminology that is more encompassing and there are a variety of manners in
which mobile vending uses operate and there are multiple options for how they
are permitted or licensed. Currently the City does not have regulations in place
that allow for the placement or endorsement of mobile vending uses (food
trucks). The City currently utilizes the temporary use provisions of Chapter
18.46A of the City code when considering an inquiry.
In working with customers, both the customer and staff have found the existing
temporary use standards and procedures to be more labor intensive, time
consuming, and misdirected when applied to requests to establish mobile
vendors. Staff is proposing that provisions be incorporated into City code that
are easier to understand, establish a more efficient and responsive decision
making process, and that rely on the City’s business licensing program instead
of the land use permitting. This would require the mobile vendor to obtain a
PLANNING COMMISSION MEETING MINUTES December 6, 2016
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City of Auburn business license and allow them to be mobile. Most inquiries on
mobile vending uses pertain to food trucks. Staff explained temporary use
provisions are directed at events and structures that assume one fixed location.
The Commission and staff discussed city events vs private events where food
truck vendors operate and a consideration of allowing a hybrid approach for
food trucks at temporary events and events at one fixed location. The
Commission asked staff to see if vendors at specific events like the Auburn
Good Ol' Days, Auburn International Farmers Market, and Petpalooza are
required to have a business licenses or if these events are handled differently.
Staff will look into the business license requirements for specific events and
report back to the Commission.
In differentiating the uses and regulations for mobile venders (food trucks) and
mobile vendors at short term events, the Commission provided the following
recommendations:
The Commission concurred that a business license be required for mobile
venders operating food trucks.
That a temporary business license be an option for short events; in the
case of events like Auburn Good Ol' Days, Auburn International Farmers
Market, Petpalooza or other city events either a temporary business
licenses be required or confirmation of a specific protocol or approval
process be provided to suffice a business license.
2. Create a prohibition on certain temporary gravel parking lots that are not
associate with an active and permitted development.
Assistant Director Tate explained that over the last six years the City has
issued temporary use permits for the purpose of establishing gravel parking
lots in commercial zones. In some cases a temporary parking lot is
appropriate, when a construction site is being staged for a short time during
construction. In most cases permits are issued based on the intent to
temporarily serve uses such as a church, paid permit parking for commuters,
and commercial uses until a more permanent parking facility is established. In
these situations the landowner’s intent is to serve an immediate parking need
by establishing a gravel lot with the intent to convert the lot to pavement at a
later date, unfortunately owners opt not to prepare the plans and proceed with
the construction work to convert the gravel to pavement.
Several issues exist in the case of gravel parking lots. First, City code requires
that most non-residential uses provide paved parking. Second, vehicles that
utilize gravel surfaces track gravel out on to the public road which, over time,
causes damage to the road. Third, proper storm water facilities are not
installed with temporary uses which means that stormwater is not collected,
managed, or treated before leaving the site which results in an outcome that is
inconsistent with Washington State department of Ecology requirements for
local municipalities, opening up the city to fines.
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The Commission and staff discussed enforcement issues, the duration of the
permit, and any extensions associated with the permits. Staff also discussed
the vesting of specific parking lots and how they might be grandfathered under
the permit. With no other questions from the Commission, staff stated they will
return with draft regulatory updates.
3. Develop an annual events permit for facilities that host a series of events
over a one-year period.
Staff provided background information for temporary use permits issued on
annual events for specific facilities. Currently if a short term event is held at
Emerald Downs, The Outlet Collection, and other property sites the owner of
the property obtains a permit for each event. This is costly and time intensive
for both staff and the owner. Staff is asking for the Commission to consider the
development of an annual events permit for facilities that host a series of
events over a one-year period. Staff is requesting a property owner to apply for
and receive a single temporary use permit that encompasses multiple events.
The Commission recommended allowing a temporary use permit that would
allow a specific duration of 3,6,9, or 12 months or allows a specific number of
events fixed on a specific property site or location.
4. Update temporary use Regulations for Clarity.
The Commission and staff discussed updates to the temporary use regulations
to improve clarity and to incorporate standards for the use and placement of
storage containers on private property. Staff explained that if they are allowed
the reasonable approach for an inhabitable structure would be that they fit into
the community to make it look more residential. The Commission was
supportive of this update.
V. COMMUNITY DEVELOPMENT REPORT
Assistant Director Tate reported Sound Transit has begun the process for site
selection and development of a 2nd parking garage in Auburn. Staff distributed
the Kent and Auburn Sound Transit Station Access Improvements Project
Timeline. The timeline projects an opening to the public in 2023.
On December 5, 2016 Auburn City Council approved Ordinance No. 6632
regarding the 2016 Annual Comprehensive Plan map and text amendments
along with Ordinance No. 6627 relating to school impact fees. Council extended
their appreciation for the work the Commission.
Staff also provided a monthly development activity snapshot for November. This
included the status of non-residential/multifamily and residential subdivisions as
well as pre-application activity for November.
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Assistant Director Tate also reported that the 2017-2018 budget was adopted by
City Council, a $175,000.00 line item for the Auburn Way South Corridor Plan
was approved. Staff pointed out that this is a significant investment into corridor
planning, design, and improvements on Auburn Way South from Main Street
(near Hwy 18) and up the hill on Auburn Way South. The exact boundaries of
the corridor plan on Auburn Way South have not be confirmed, the City will reach
out for community participation before determining the boundary.
The next Planning commission meeting will be held January 4, 2016.
VI. ADJOURNMENT
There being no further business to come before the Planning Commission, Chair Roland
adjourned the meeting at 8:59 p.m.
MEMORANDUM
TO: Judi Roland, Chair, Planning Commission
Ron Copple, Vice-Chair, Planning Commission
Planning Commission Members
FROM: Jeff Tate, Asst. Comm. Development Director, Comm. Development & Public Works
Dept.
Jeff Dixon, Planning Services Manager, Comm. Development & Public Works Dept.
DATE: December 28, 2016
RE: Discussion of Process for Proposed Code Amendments and discussion of selected
relevant Comprehensive Plan document sections
Background:
As the Planning Commission is well aware, the City adopted a substantially revised
Comprehensive Plan document at the end of 2015. This Comprehensive Plan sets forth areas
of new focus and guidance that now needs to be implemented by subsequent changes in
development regulations. These may affect several different chapters of the City code, but
mainly affects the Zoning Code; Chapter 18. The Planning Services staff proposes to develop
drafts of and bring forward for Planning Commission consideration and deliberation, several
proposed code changes to implement the Comprehensive Plan over at least the next year. The
Planning Services Staff may also bring forward other draft code changes for other purposes,
such as to resolve moratoria.
To keep the process manageable for staff and the Planning Commission and to provide
sufficient time for Planning Commission evaluation, staff will prioritize the subjects of the code
changes and then systematically present these to the Planning Commission using the sequence
of actions described in the following Table. This sequence is not meant to prescribe that each
action or step will occur as a separate meeting. For example, conducting the public hearing and
formulating a recommendation will likely occur at the same meeting. However, the Table is
meant to indicate the order of events and may be flexible and adjusted to meet Planning
Commission needs.
Also, at the January meeting Staff also wants to present and discuss the following sections of
the Comprehensive Plan:
Open Space
Mixed Use
Residential Transition Zoning District & Overlay
PLANNING COMMISSION CODE AMENDMENT SEQUENCING
STEP DESCRIPTION TIMING
Comprehensive
Plan Orientation
Staff will identify a topic that is to be introduced
and the code development process initiated.
Staff will begin this process by transmitting all of
the pertinent excerpts of the 2015
Comprehensive Plan.
During the Planning Commission meeting staff
will provide an orientation of the existing policy
language that is already adopted in the
Comprehensive Plan. This may include an
orientation to existing land use designations,
already mapped boundaries, and definitions and
policies.
Staff anticipates that this will
occur during a single Planning
Commission meeting. The next
step will not occur until the next
meeting.
Discussion
Introduction
Staff will prepare a discussion paper that
identifies an overview of the subject, why it is
being presented, and the work that needs to be
initiated. The discussion paper will also include
a list of options, examples from other
jurisdictions, and questions that should be
considered.
At the Planning Commission meeting staff will
go over the discussion paper and seek input.
The input received will help guide the next step
of drafting code amendments.
Staff anticipates that this will
occur during one to two Planning
Commission meetings depending
upon the complexity of the
subject. The next step will not
occur until this step has
completed.
Draft City Code
Amendments
Staff will prepare draft code amendments. Staff anticipates that this will
occur during one to two Planning
Commission meetings depending
upon the complexity of the
subject. The next step will not
occur until this step has
completed.
Public Hearing Code amendments will be subject to a public
hearing.
Staff anticipates that this will
occur during a single Planning
Commission meeting. It is
possible that this step could be
combined with the next step
depending upon the level of
comfort expressed by the
Planning Commission.
Deliberation and
Recommendation
The Planning Commission will deliberate on the
matter and formulate a recommendation to
transmit to the City Council.
Staff anticipates that this will
occur during a single Planning
Commission meeting.
MEMORANDUM
TO: Judi Roland, Chair, Planning Commission
Ron Copple, Vice-Chair, Planning Commission
Planning Commission Members
FROM: Jeff Dixon, Planning Services Manager, Comm. Development & Public Works Dept.
Thaniel Gouk, Senior Planner, Comm. Development & Public Works Dept.
DATE: December 27, 2016
RE: Further Proposed Code Amendments – Amending the Allowed Residential Uses
and Development Standards of the C-1, Light Commercial Zoning District after the
Planning Commission’s Recommendation
Background:
The purpose of this memo is to provide background to serve as a basis for and to facilitate an
introductory discussion on some further proposed amendments to the C-1, Light Commercial
zoning district. This discussion is related to residential uses and to the zoning standards that
apply to mixed-use projects (that include multiple family residential uses).
Brief History:
As previously discussed with the Planning Commission, the City Council on December 7, 2015
enacted a 1-year Moratorium prohibiting residential uses previously allowed within the C-1, Light
Commercial zoning district (See Exhibit 1, Resolution No. 5187). The types of residential uses
included in the Moratorium are caretaker apartments, live/work units, multi-family buildings
(stand-alone or as part of a mixed-use project), nursing homes and assisted living facilities, and
senior housing. Neither the Moratorium nor the proposed Code amendments would impact
existing single-family homes, existing or previously permitted uses, or transient-style uses (i.e.
hotels, motels). “New” single-family residential uses were not allowed in the C-1 zoning district
even before the Moratorium. The Moratorium was put in place in response to a few larger
multiple-family and senior housing residential projects that were in the permitting process and
proposed on C-1 zoned properties in different portions of the City. Since these projects already
had applications that were considered “complete” for processing, the projects were not affected
by the Moratorium and were allowed to continue. The purpose of the Moratorium is to allow the
Planning Commission and City Council to further examine whether these types of residential
uses are consistent with the intent of the C-1, Light Commercial zone and to change the
regulations to agree with this intent.
Related to the intent, the C-1 zone exists to serve as a transition between higher- and lower-
intensity land uses by allowing commercial uses that are generally lower intensity, more
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shopper oriented and more compatible with adjacent residential uses. The stated intent of the
classification, per ACC 18.23.020 is:
“The C-1 zone is intended for lower intensity commercial adjacent to residential
neighborhoods. This zone generally serves as a transition zone between higher and
lower intensity land uses, providing retail and professional services. This zone
represents the primary commercial designation for small- to moderate-scale commercial
activities compatible by having similar performance standards and should be developed
in a manner which is consistent with and attracts pedestrian-oriented activities. This
zone encourages leisure shopping and provides amenities conducive to attracting
shoppers and pedestrians.”
Code amendments to relieve the time-limited Moratorium and to ensure that appropriate
residential uses allowed in the C1 zoning district were discussed with the Planning Commission
at their regular meeting on October 4, 2016. A public hearing on the proposed changes was
subsequently held by the Planning Commission on November 9, 2016 and the Planning
Commission forwarded a recommendation for changes to the City Council. This
recommendation has not yet been presented to the City Council.
Also, a public notice indicating that changes were being proposed related to allowing residential
uses within the C-1 zone was mailed out in advance of the hearing to every property owner
within the C-1 zone, as well as notification to local and State agencies, and published in the
Seattle Times newspaper.
While these code changes were under development by Staff, the City received an application
for a zoning code text amendment and proceeded to conduct the required and associated
environmental review. The Determination of Non-Significance (DNS) under the environmental
review process for this was issued on November 17, 2016. The request on behalf of
Promenade Apartments, LLC, sought to change the uses or types of businesses allowed as the
commercial portion of a “mixed-use” in the C-1, Light Commercial zoning district. The request
sought to amend Chapter 18.57, ((Zoning) Standards for specific land uses) and specifically,
subsection 18.57.030 (Residential) to change the uses allowed in the C-1, Light Commercial
zone for “mixed-use” projects that is currently limited to:
“. . . one or more commercial retail, entertainment or office uses that are permitted
outright or conditionally.“
Rather than the “retail, entertainment or office uses”, the Applicant seeks to have the
commercial portion of the mixed use project comprised of a daycare use; the Applicant seeks to
have their ten (10) percent of the first floor square footage as commercial space consisting of a
daycare operated by the YMCA to meet the “mixed use” standards under current code
provisions (ACC 18.57.030(1)(g)). However, this proposed amendment sought to change the
same section of code that Staff and the Planning Commission was recommending for deletion.
The approaches were in conflict.
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At the December 5, 2016 regular City Council meeting, the Council conducted a public hearing
and adopted Resolution No. 5258 (Exhibit 2) extending the moratorium (originally adopted
under Resolution No. 5187) an additional six (6) months. The extension was adopted to allow
Staff and the Planning Commission to determine how to proceed with addressing the
moratorium as well as the private text amendment application. This moratorium is now
scheduled to expire June 7, 2017 and the code amendments to address the residential uses
allowed along with the text change application need to be completed by that date.
Discussion of the Purpose of Future Code Drafts:
Private application for code change:
Staff has been working to evaluate and reconcile the changes requested by Promenade
Apartments LLC (the private application) with the changes that have already been reviewed and
recommended by the Planning Commission. This has increased the complexity of code
changes. Again, the Planning Commission recommendation from November 9, 2016 public
hearing has not yet been presented to the City Council with the accompanying ordinance. If
appropriate, a revised recommendation can be presented to the City Council.
Code clean-up work:
During the review of this code by staff, some inconsistencies were discovered in the “mixed-
use” zoning standards between those that apply in the C-3, Heavy Commercial zoning district
with those in the C-1, Light Commercial zoning district. While some differences may be
appropriate due to the different purposes and intensities of the zoning districts, there are
opportunities to make the code clearer and more easily understood. In particular, the
description of the differences between vertical and horizontal mixed-use could be improved.
Staff will work to draft a refinement of the code. This may include affecting different code
sections than were previously reviewed by the Planning Commission.
Potentially address “Support Housing”:
City staff has been approached by Auburn Youth Resources (AYR) about a proposal they are
interested in pursuing of developing “supportive housing” at properties they currently own and
that are partially located in the C-1, Light Commercial zoning district. The City code definitions
already contain a definition of this use type, as follows:
18.04.891 Supportive housing.
“Supportive housing” means a multiple-family dwelling owned or sponsored by a
nonprofit corporation or government entity, designed for occupancy by individual adults
that are either (A) homeless or at risk of homelessness; (B) are experiencing a disability
that presents barriers to employment and housing stability; or (C) generally require
structured supportive services to be successful living in the community; is permitted at a
greater unit density than otherwise allowed within a particular zone; and is intended to
provide long-term, rather than transitional, housing. Long-term housing is approximately
longer than two years, whereas transitional housing is no more than two years.
Supportive housing is not a communal residence.”
This proposal is still in the discussion stages. This may be presented as an additional item that
is proposed to get included in the code amendments to allow for supportive housing in the C-1
zone either as a conditionally or administratively permitted use or as an outright permitted use.
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Proposed Schedule for Consideration:
It is proposed by Staff that an introductory discussion of the elements for the future code change
be presented and discussed at the Planning Commission January meeting. It is proposed that
the Staff draft and provide the text of the code changes at a subsequent Planning Commission
meeting.
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EXHIBIT 1
C-1 MORATORIUM RESOLUTION
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EXHIBIT 2
C-1 MORATORIUM RESOLUTION
EXTENSION
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