HomeMy WebLinkAbout06-05-2018 MinutesC)-u
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WASHfNGTON
PLANNING COMMISSION
June 5, 2018
MINUTES
I. CALL TO ORDER
Chair Judi Roland called the meeting to order at 7:00 p.m. in the Council Chambers
located on the first floor of Auburn City Hall, 25 West Main Street, Auburn, WA.
a.) ROLL CALL/ESTABLISHMENT OF QUORUM
Planning Commission Members present were: Chair Judi Roland, Commissioner
Mason, Vice -Chair Lee, Commissioner Stephens, Commissioner Shin, and
Commissioner Moutzouris.
Staff present included: City Attorney Dan Heid, Planning Services Manager Jeff
Dixon, Senior Planner Thaniel Gouk, and Community Development Administrative
Assistant Tina Kriss.
Members of the public present: No audience members were present.
b.) PLEDGE OF ALLEGENCE
Ill. APPROVAL OF MINUTES
A. April 3, 2018
Chair Roland asked the Commission if after reviewing the minutes they had any
corrections or additions. The Commission asked that the minutes be corrected to
note Commissioner Shin's absence. Staff confirmed that the minutes would be
corrected.
Chair Roland asked for a vote to approve the amended minutes. The Commission
voted to approve the amended minutes.
MOTION CARRIED UNANIMOUSLY. 6-0
III. PUBLIC COMMENT
There was no public present for comments.
IV. PUBLIC HEARING
No items were brought forward for Public Hearing.
V. OTHER BUSINESS
A. Initial Discussion of New Definition for Nexus Youth & Families
In recounting the history, Senior Planner Gouk noted that Nexus applied for and was
approved for, an amendment to the Comprehensive Plan Land Use Map Designation
(from 'Single Family Residential' to 'Light Commercial') and an associated change in
the Zoning Classification (from 'R-7, Residential' to 'C-1, Light Commercial') last year
PLANNING COMMISSION MEETING MINUTES
June 5, 2018
for 3 properties. The Planning Commission held a public hearing on these map
change requests on November 1, 2017 and unanimously recommended approval of
the requests to the City Council. City Council then approved the requests on
December 18, 2017.
The entirety of the Nexus campus is now zoned C-1, Light Commercial. As briefly
mentioned in the presentation by Staff at the public hearing, a future zoning code text
amendment would be brought forth to the Planning Commission for a new definition
to encompass all of the services and uses that Nexus will be offering as their campus
expands, staff reported Nexus provided a conceptual campus master plan included
in the packet.
Staff explained creating the new definition was the second step in the process after
the rezone. Nexus representatives and city staff worked together to develop a new
definition that was agreeable to the city staff and Nexus. Staff reviewed the
proposed use/definition that would be added to the definition's section of the zoning
code and reported that a new line would also be added in the use table to identify
this new use as an outright Permitted Use in the C-1 zone under the "Services"
category. The new definition also references other land use definitions that are
already in the zoning code for coordination. Staff stated that the proposed definition
is agreeable and amenable to both the city and Nexus.
The Commission asked what other similar human service type businesses exist in
town and if the definition restricts these other businesses within the city. Staff
explained that the definition would provide other organizations the equal ability to
provide the same or similar services in the C-1 zone based on the proposed
definition guidelines and regulations.
Staff explained that the definition was crafted more for Nexus' services, which are
oriented to provision of services for youth as the clientele but also not having
unintended consequence of opening the door too widely in terms of allowing other
types of non-profit or service organizations. These other service organizations due
to traffic generation or populations being attracted may not be compatible with a light
intensity commercial area, and thus may warrant a more in-depth review through an
administrative or conditional use permit to control impacts.
Chair Roland referenced the conceptual campus master plan provided by Nexus and
asked if the Arcadia building would no longer be in the same location. Staff
explained Arcadia is proposed to be supportive housing to replace the supportive
housing that is currently located in the same location. Permits have been submitted
to demo the existing building and replace it; city staff are currently reviewing the
permit applications.
The Commission noting that the clientele is mainly youth, expressed a concern that
proper security be provided by Nexus for the campus. Staff reported that an on -site
manager is proposed to be on campus.
The Commission noted that a few years ago the state had proposed a residential use
for released prisoners and there was a great deal of community concern and
Page 2
. PLANNING COMMISSION MEETING MINUTES
June 5, 2018
expressed a concern that the definition may open the door to these halfway house
uses within the C-1 under the definition. After discussing options, City Attorney Heid
provided language that could be added to the definition to avoid this concern as
follows:
• This definition does not include facilities providing housing for criminal justice,
parole, or probation programs.
The Commission and staff discussed requiring a conditional use permit prior to
allowing the use within the C-1 zone. City Attorney Heid expressed his concern in
requiring a conditional use permit due to the court case City of Edmonds, WA v.
Oxford House, Inc. In this instance, the Supreme Court ruled that not allowing the
use would violate the Federal Fair Housing Act, as it would be excluding the use
where other residential facilities are allowed to occur.
He added, the city is not only dealing with the State Fair Housing Act but also the
Federal Fair Housing Act and considering the City of Edmonds, WA v. Oxford House,
Inc. ruling, the city should be cautious of requiring a conditional use permit. City
Attorney Heid stated if the city is interested in considering a conditional use permit
they should review the Federal and State Fair Housing Act and the City of Edmonds,
WA v. Oxford House, Inc. case.
Commissioner Shin stated it looks like the City of Kirkland requires a Conditional Use
permit and feels the extra layer of decision -making would be helpful if done lawfully.
Chair Roland stated it would be helpful to know how many facilities they are currently
operating and how many are planned for the future and in what communities.
The Commission asked staff to provide the following addition information for
Planning Commission consideration:
• The City of Edmonds, WA v. Oxford House, Inc. case and ruling
• Proposed security for the Nexus campus
• Statistics on youth homelessness, drug addiction, and mental health issues
within the age demographic Nexus would serve
• The number of facilities Nexus operates and planned future facilities
The Commission asked staff to return with more information requested by the
Commission.
B. Planning Commission Rules of Procedure
City Attorney Heid explained that the Commission was previously provided a copy of
the proposed Rules of Procedure as reviewed by the Commission at their April 3,
2018 meeting. It was distributed at this prior meeting, but not acted upon. He
reviewed a few additional corrections that were not captured within the version that
was distributed with the packets to the Commission, noted below:
• Page 20 of 25, under AGENDA, 3. "Public Comment' should be stricken.
Page 3
PLANNING COMMISSION MEETING MINUTES
June 5, 2018
The numbering with the removal of "Public Comment" would be reformatted
with "Public Hearings" as number 3 and renumbering the remainder of the
section.
• Page 21 of 25, 10. Voting, under F. This was moved from Page 25 under
"Appearance of Fairness".
City Attorney Heid pointed out that highlighted text within the version reviewed this
evening was to be stricken.
The Commission asked staff to make the following changes:
• Change the wording of number 1. Under XI. CONDUCT to read:
o These rules are intended to promote an orderly system of holding
public meetings and public hearings.
i Change the wording of number 2. Under XI. CONDUCT to read:
o Any person making personal, impertinent or slanderous remarks or
noises while addressing the Commission at the public hearing may be
barred from further participation by the Presiding Officer, unless
permission to continue is granted by a majority vote of the
Commission.
• Change the wording of number 3. Under XI. CONDUCT to read:
o No comments shall be made from any other location other than the
podium, lectern or table set up for people to address the Commission
at a public hearing, unless approved in advance by the Chair, and
anyone making irrelevant, distracting or offensive comments or noises
may be subject to removal from the meeting.
After discussion and review the Commission took action on the proposed Rules of
Procedure.
Vice Chair Lee moved and Commissioner Stevens seconded the adoption of the
proposed Rules of Procedures as edited and proposed.
MOTION APPROVED. 6-0.
VI. COMMUNITY DEVELOPMENT REPORT
Planning Services Manager Dixon reported the Promenade mixed use project has
received occupancy for all of the residential buildings except for one building as they
finish landscaping and other site features. The commercial building on the SW corner of
this site is proposed to be occupied by the YMCA as a day care facility and it is not yet
complete as they are finishing up improvements on the inside of the building with
completion anticipated for August.
Page 4
PLANNING COMMISSION MEETING MINUTES June 5, 2018
'The Reserve', senior and multi -family housing project, is still in the construction phase
and the city is unaware of the targeted completion date of the project.
The Planning Commission asked about the status of the Heritage Building in downtown.
Staff reported they were completing some asbestos studies prior to demolition.
After discussing the Planning Commission meeting schedule, the Commission would like
to meet July 17, 2017.
VII. ADJOURNMENT
There being no further business to come before the Planning Commission, Chair Roland
adjourned the meeting at 8:13 p.m.
Page 5
PC 7.17.18 PGS 6
Item III.A.
Submitted by Thaniel Gouk
Planning Commission Meeting
July 17, 2018
Additional Information for Item III(A): Proposed Zoning Code Text Amendment to
Add New Land Use Definition.
Included:
_ .-_Pr_oposed.Modifica.tion:_(nochange to the actual text) to the text amendment,
moving a portion of the' definition to the "Standards for Specific Land Uses" code
section.
- Maps; including Vicinity Map showing the Nexus Campus in relation to it's
surroundings, map of the existing conditions of the Arcadia House site, and a draft
site plan of the new Arcadia House.
Proposed Modification to Nexus Code Change
Based on discussions with the new City Attorney, Steve Gross, it was recommended to make the following
modifications to the proposed code change:
Remove the hlghl'!glited sentence from the definition and move to a new subsection under the section titled
"Standards for Specific Land Uses", and under the "Services" category.
""Community Support Facility" means a building, or a group of buildings within a campus setting, owned and
operated by a nonprofit corporation or government entity that provides supportive services to children and young
___odults:(under_ the -age -of 26) and families (with -a child or young adult under the age of 26), who are homeless, at,risk
of homelessness, at risk of exploitation, experiencing a disability that presents barriers to employment and housing
_.-._ __— _stobility;_or_,generally require structured,supportive:services to be successful living in the community, by providing
- - counseling and case management, transitional housing (housing for no more than two years), temporary housing
(i.e. limited -to overnight. stay), and -daytime drop -in services (e.g. meals, showers, counseling, etc.). dM,1`f nft;;
Wypporr ra.cru Ile snarr �e iocareu�w,r,rr,r, �uvr�feer vy U.vrarrsrc�sxw;; ernu cur,nec¢eu ufus,uewur,cs ur ¢u, u ru
edesfrian aeilit ; This definition does not include facilities providing housing for criminal justice, parole, or
probation programs. Community Support Facilities are not stand-alone "supportive housing" or "communal
residences"."
Add a link in the table to the new subsection ( ighlight).
(Partial excerpt from ACC Table 18.23.030)
PERMITTED, ADMINISTRATIVE, CONDITIONAL AND PROHIBITED USES BY ZONE
P — Permitted
C— Conditional
A — Administrative
X — Prohibited
Zoning Designation
Standards for Specific
LAND USE
Land Uses
C-N
C-1
C-2
C-3
C-4
M-1
EP
I M-2
SERVICES
Animal daycare (excluding kennels
A
A
A
P
A
P
X
P
ACC 18.57.040(A)
and animal boarding)
Animal sales and services (excluding
P
P
P
P
P
P
X
P
ACC 18.57.040(B)
kennels and veterinary clinics)
Banking and related financial
P
P
P
P
P
P
P
P
institutions, excluding drive -through
facilities
Catering service
P
P
i P
j P
A
j P
A
j P
riommunitV Support Facility
X
P
X
I X
I X
I X
X
X
Add the text from the definition to a new subsection "E" under Chapter 18.57 ACC "Standards for Specific
Land Uses":
18.57.040 Services
A. Animal Daycare.
1. All Zones Where Permitted.
a. All pets shall be properly licensed.
b. For any doo that has been designated as a "dangerous dog" or "potentially dangerous dog" as defined
by the Auburn City Code (ACC), the operator shall verify that the owner has complied with the
r
3J
Proposed Modification to Nexus Code Change
regulations (on noticing, licensing, certificate of registration, restraining, etc.) contained in Chapter 6.35
ACC, Dangerous Dogs. The owner shall ensure the facility meets the requirements for a "proper
enclosure" as set forth in ACC 6.01.010(A)(27).
c. All fenced exercise areas must be at least 50 feet frorn a habitable residential structure.
d. Adequate screening shall be required when abutting any residential use.
e. General care of pets must be confined to inside of building and under supervision.
f. Pets are permitted to be walked or exercised outside of buildin only under supervision and in
accordance with all otherapplicable ordinances and laws.
g. The exterior appearance of an animal daycare building must be compatible with the appearance of
neighboring properties.
Animal Sales and Services.
1. All Zones Where Permitted.
a. All sales and services shall be for household pets only. 1-,
b. Overnight boarding is allowed within a completely enclosed building however, animal services or ,
sales uses over 20,000 square feet in gross floor area that use a majority of their gross floor area for
retail sales shall have no more than 15 percent of their gross floor area devoted to overnight -_boarding.
c. Animal sales and services use must be completely enclosed except that outdoor animal runs or other
areas in which dogs will be allowed outside of an enclosed structure off leash (hereinafter "outdoor
run") are allowed subject to compliance with the following conditions:
i. Outdoor runs shall not be permitted within 50 feet of a habitable residential structure.
ii. The outdoor run may operate only between the hours of 8:00 a.m. and 6:00 p.m.
iii. The facilities shall be constructed, maintained and operated so that neither the sound nor
smell of any animals boarded or kept on the premises during the time that full enclosure is
required can be discerned on other lots.
C. Kennels, Animal Boarding.
1. All Zones Where Permitted.
a. All pens shall be enclosed in an enclosed building.
b. The property on which the kennel is to be located shall be no closer than 100 feet to any residential
zone.
c. Limited outdoor exercise runs or facilities shall be permitted so long as their hours of use are
restricted to the hours between 8:00 a.m. and 6:00 p.m.
d. The facility must be air conditioned.
e. Exercise runs or facilities shall be a minimum of four feet by 10 feet.
f. The facility shall maintain a minimurn total of 25 square feet of kennel area per animal. This area ay
be comprised of cage area, runs, or exercise facilities.
g. Any outdoor areas used for animal containment or exercise shall be maintained by removing animal
waste on a daily basis for proper disposal as solid waste.
h. Any runoff, wash -down water, or waste from any animal pen, kennel, containment, or exercise area
shall be collected and disposed of in the sanitary sewer after straining of solids and hair and shall not be
allowed to enter the stormwater drainage or surface water disposal system.
i. Strained solids and hair shall be properly disposed of as solid waste.
D. Repair Service — Equipment, Appliances.
1. C-1, C-2, and C-4 Zones.
a. Any repairing done on the premises shall be incidental only, and limited to custom repairing of the
types of merchandise sold on the premises at retail. The floor area devoted to such repairing shall not
exceed 30 percent of the total floor area occupied by the particular enterprises
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