HomeMy WebLinkAboutITEM V-A-2
CITY COUNCIL
SPECIAL MEETING
April 23, 2009 5:30 PM
Council Chambers
MINUTES
I. Call to Order
The special meeting of the Auburn City Council was called to order at
5:30 p.m. and the following Councilmembers were present: Rich
Wagner, Sue Singer, Gene Cerino, Nancy Backus, Bill Peloza, and
Lynn Norman. Councilmember Virginia Haugen was excused. Mayor
Peter B. Lewis was also present.
Staff members present included: City Engineer Dennis Selle;
Assistant City Attorney Stephen King; Planning, Building, and
Community Assistant Director Kevin Snyder; Senior Planner Chris
Andersen; Planning, Building and Community Director Cindy Baker;
Principal Planner Elizabeth Chamberlain; Planner Angelique Moser;
Principal Planner Jeff Dixon; Planner Jennifer Shih, and City Clerk
Danielle Daskam.
Gil Cerise, Senior Planner with the consulting firm of ICF Jones &
Stokes Associates, Inc. was also in attendance.
II. Study Session to Review Code Update Project
Assistant Planning Director Snyder welcomed the Council and
explained that the purpose of the special meeting is to provide a
briefing on the status of the code update project, concepts and
options. Staff presented a PowerPoint presentation on the Code
Update Project.
The Code Update Project includes updates to Title 17 (Subdivision)
and Title 18 (Zoning) of the Auburn City Code and updates to the City
of Auburn Engineering Design Standards.
Assistant Director Snyder reviewed the timeline of the code update
project:
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City of Auburn City Council April 23, 2009
January – Code Consistency Analysis
March 2008:
March 2008 – Code Consistency Analysis placed on Hold &
August 2008 Project Scope/Purpose Revised
September Phase 1 of Code Update Project – Title 17
2008 – June 1, (Subdivision) & Residential Portions of Title 18
2009 (Zoning) – analysis/information from Code
Consistency Analysis brought forward & used
Streets Portion of Engineering Design
Standards – Public Works Committee
June 1, 2009 – Phase II of Code Update Project – Non-
October 2009 Residential Portions of Title 18 (Zoning) &
Title 14 (Project Review)
Streets/Utilities/Stormwater Portions of
Engineering Design Standards – Public Works
Committee
Goals of code update project include:
Respond to change in quasi-judicial process for City Council
through updated regulations and standards
Improve the readability and ease of use of City regulations and
standards – more “user-friendly”
Update technical aspects, development standards & process
requirements to address known issue areas
Improve the City’s development review process and quasi-judicial
decision-making process through for the provision of better
customer service
Ensure land use standards and engineering design standards are
coordinated and consistent with the City of Auburn Comprehensive
Plan, Capital Facilities Plans and other regional and state land use
& environmental requirements
Assistant Director Snyder spoke regarding the Code Working Group.
A total of 34 persons were asked to join the Code Working Group
representing a broad cross section of interested/affected parties
including citizens, businesses, real estate brokers, developers, and
consultants. The Code Working Group was formed as an advisory
group to advise the City on issues, opportunities, and challenges for
update of City regulations and standards.
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City of Auburn City Council April 23, 2009
Key issues expressed by the Code Working Group are:
Desire for development regulations and standards that are easier
to read and understand
Desire for development regulations that more clearly articulate how
Conditional Use Permits are to be applied in residential zones
Desire for more flexibility in the development regulations and
standards to better address large residential and mixed-use
projects
Desire for development regulations and standards that provide for
a greater variety of housing types
Desire for sufficient flexibility in development regulations and
standards to provide for the efficient conversion of single family
residences into commercial uses in designated areas
Desire to reevaluate the number of residential zoning districts, and
the uses and development standards for each
Desire to reevaluate the City’s current development regulations
and standards for lot creation and density recognition
Director Baker stated that an analysis of densities will be addressed
separately.
The City’s consultant, Gil Cerise, reviewed a summary of the key
proposed amendments to Title 17 (Subdivisions). It was noted that the
majority of the proposed amendments to Title 17 are intended to clean
up inconsistencies and vagueness in the Code and address
consistency with State subdivision law.
Changes to Title 17 include:
User Guide (Chapter 17.00)
Boundary Line Elimination (Chapter 17.08)
Neighborhood Circulation Plan (Chapter 17.16)
Binding Site Plan Approval (Chapter 17.24)
Cluster Subdivisions (Chapter 17.26)
Gil Cerise also reviewed a summary of the key proposed amendments
to Tile 18 (Zoning). Phase 1 of the Code Update Project is primarily
focused on residential portions of Title 18; non-residential
(commercial/industrial) will be addressed during Phase 2 of the
Project.
Key proposed amendments to Title 18 include:
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City of Auburn City Council April 23, 2009
User Guide (Chapter 18.00) - New
General Provisions (Chapter 18.02) - Updated
Definitions (Chapter 18.04) - Updated
Residential Zones [R-C, RS-1, RS-5, RS-7, RM-10, RM-16, RM-20]
(Chapter 18.06) – New/updated
Residential Overlay Districts (Chapter 18.20) – Updated: contains
standards from current ACC 18.45 (Lea Hill District) & ACC 18.45A
(West Hills Annexation Area) that are proposed to be struck from
Title 18
Infill Development Standards (Chapter 18.25) - New
Supplementary Regulations for Specific Uses (Chapter 18.31) –
Updated: combines current ACC 18.48 (Supplemental
Development Standards) & ACC 18.58 (Performance Standards)
as well as standards from certain sections of ACC 18.04 through
ACC 18.20. Chapter 18.31 will include standards for cottage style
housing.
Chapter 18.49 (Flexible Development Regulations) – New
Chapter 18.51 (Density Recognition) – New
Senior Planner Andersen reviewed key issue areas for the Code
Update Project. Key issues include:
Engineering Standards Update
Revised Residential Zone Designations and Development
Standards
Binding Site Plan Approval
Cluster Subdivisions
Cottage Housing/Innovative Single-Family Housing
Flexible Development Regulations/Alternatives
Infill Development Standards
Multi-Family/Mixed Use Design and Development Standards
Engineering Standards Update
City Engineer Dennis Selle reviewed the Engineering Standards
update. The Engineering Design Standards Update covers:
Transportation
Water
Sanitary Sewer
Storm Drainage
Grading and Erosion Control
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City of Auburn City Council April 23, 2009
Drivers for the Standards update include:
Change in City Council’s quasi-judicial role
Storm drainage – National Pollutant Discharge Elimination
Systems II (NPDES II)
Federal Clean Water Act mandate – Ecology equivalent standards
for City’s Municipal Stormwater Permit
Feedback from users and staff
Consistency with other Code updates
“Green” considerations
The Public Works Committee is authorized to approve updates to the
Engineering Design Standards and has designated initial priorities as:
Transportation
Grading and erosion control
Storm drainage
City Engineer Selle reported that the storm drainage design manual
must be updated by August 2009 to meet NPDES II compliance. Staff
has been working with the Public Works Committee on the
Transportation Section of the Engineering Design Standards as well
as coordinating with the Code Working Group with other code update
efforts. The update of the Engineering Design Standards will be
completed by the end of 2009.
Revised Residential Zone Designations and Development
Standards
Senior Planner Andersen reviewed the revised residential zone
designations and development standards which are a density based
zoning classification system.
Residential Designations (Existing & Proposed) Conversion Table
Existing Zoning DesignationsCode Update - Proposed Zoning
Designations
DesignationDistrictDesignationDistrict
RR Rural RC Residential
Residential Conservancy – .25
Dwelling Unit Per
Gross Acre/4 Acres
Minimum Lot Area
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City of Auburn City Council April 23, 2009
RS Single-Family RS-1 Single Family
Residential Residential – 1
Dwelling Unit Per
Gross Acre/35,000 Sq.
Ft. Minimum Lot Area
R1 Single-Family RS-5 Single Family
Residential Residential - 5
Dwelling Units Per
Gross Acre/8,000 Sq.
Ft. Minimum Lot Area
R2 Single-Family RS-7 Single Family
Residential Residential - 7
Dwelling Units Per
Gross Acre/6,000 Sq.
Ft. Minimum Lot Area
R3* Two-Family RM-10 Residential Multiple
Residential Family - 10 Dwelling
Units Per Gross
Acre/4,300 Sq. Ft.
Minimum Lot Area
RM-16 Residential Multiple
Family - 16 Dwelling
Units Per Gross
Acre/2,700 Sq. Ft.
Minimum Lot Area
RM-20 Residential Multiple
Family - 20 Dwelling
Units Per Gross
Acre/2,200 Sq. Ft.
Minimum Lot Area
R4* Multiple-Family SEE ABOVE
Residential
Senior Planner Andersen noted that the current R3 and R4
designations are proposed to be re-assigned to three multi-family
density based designations (RM-10, RM-16, and RM-20).
Councilmember Wagner suggested changing the RS-5 designation to
RS-5.5 to reflect the actual density level of 5.5 dwelling units per gross
acre.
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City of Auburn City Council April 23, 2009
Councilmembers and staff discussed deleting the word “single” from
residential zones that could allow duplexes.
Deputy Mayor Singer inquired regarding bed and breakfast facilities in
residential zones. Staff agreed to review the zoning designations that
would allow bed and breakfast facilities.
Senior Planner Andersen reviewed the following proposed residential
development standards:
New maximum/minimum densities
New minimum average lot size
Updated minimum lot size
No minimum lot depth
Updated minimum setbacks
New minimum distance between principal buildings
New minimum landscape and open space standards for multi-
family development
Binding Site Plan Approval
Assistant Director Snyder reviewed the binding site plan approval
process. The alternative land subdivision process is allowed under
state law for industrial/commercial development and certain types of
residential development (e.g. residential condominiums).
The binding site plan approval process is offered by many jurisdictions
in the state and is used as a tool for economic development. The
process allows an expedited process for commercial/industrial
development and requires a higher level of development detail (i.e.
building size and locations, parking areas, landscape areas) than the
typical plat approval process.
Councilmember Wagner inquired as to the public involvement in the
binding site plan approval process. Assistant Director Snyder advised
that the binding site plan process includes a Type II level review with
staff review and public noticing, including notice to property owners
and notice published in the newspaper. The binding site plan would
be appealable to the hearing examiner.
Councilmembers and staff spoke regarding better signage of proposed
land use actions and methods for notification of property owners.
Options will be discussed further by the Planning and Community
Development Committee.
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City of Auburn City Council April 23, 2009
Cluster Subdivisions
Gil Cerise reviewed cluster subdivisions where property owners are
allowed to subdivide land into smaller lot sizes in exchange for
conservation of an open space.
Cluster subdivisions are:
Alternative land subdivision process that allows clustering of lots
within a subdivision onto portion of a site while maintaining
underlying allowable density for purposes of:
Efficient provision of infrastructure services
Protection of on-site environmentally sensitive areas
Proposed to be required when a property zoned RS-1 is partially or
wholly within a designated urban separator
Proposed to be voluntary when a property zoned RC or RS-1 or
RS-5 or RS-7 is located wholly outside of an urban separator
Offered by many jurisdictions in the region & state
When required, 50% of non-constrained area must be in common
open space – critical areas buffers can be counted
When voluntary, 25% of non-constrained area must be in common
open space – critical areas buffers can be counted
Councilmembers discussed options to require usable open space
above and beyond critical areas.
Cottage Housing/Innovative Single-Family Housing
Councilmembers discussed various styles of cottage or innovative
single family housing and viewed examples in slides. Planning and
Community Development Committee members spoke of several
examples of cottage housing that they previously toured in Redmond,
Kirkland, Seattle and Shoreline. Cottage housing features small lot
sizes oriented around common open space. Average house size is
approximately 800 to 1,100 square feet. Shared parking areas are
typical. Cottage housing can be developed as condominiums or as
separately owned lots.
Flexible Development Regulations
Senior Planner Andersen reported that early on the Code Update
Working Group and Planning and Community Development
Committee expressed a desire for more flexibility in the City’s
development regulations while ensuring a high level of predictability of
what would be constructed and a clear public benefit.
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City of Auburn City Council April 23, 2009
Assistant Director Snyder and Senior Planner Chris Andersen
presented the following elements of flexible development regulations:
Alternative development tool to gain development flexibility through
the provision of public benefits
Voluntary
Proposed to be available for residential development,
industrial/commercial development & mixed-use development
Multi-tiered approach:
Tier 1: Minimum Requirements to be eligible
Tier II: Weighted Public Benefit Scoring Matrix:
Up to 9 scoring categories drawn largely from
Comprehensive Plan goals and policies + a Design
Innovation bonus
Have to score minimum 100 points from minimum of 3
categories
Qualified projects would have proposed access to reduced land
use and engineering standards as well as expedited permitting
Senior Planner Andersen discussed the public benefit scoring matrix
and how projects could qualify for flexible development standards.
Infill Development Standards
Gil Cerise reviewed the following infill development standards:
Designed to encourage development of underutilized parcels
Ensure compatibility of infill development with existing
neighborhoods
Applicable in RS-5, RS-7, RM-10, RM-16, RM-20
3 types of standards – all are required to be met if infill
development is proposed:
Land Division – lot dimensions
Development Standards – i.e. setbacks, height
Design Standards – building modulation, building design
Assistant Director Snyder stated that staff will be looking to the
Planning and Community Development Committee for guidance in
balancing infill development and compatibility with existing
neighborhoods.
(Councilmember Peloza left the meeting at 7:01 p.m.)
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City of Auburn City Council April 23, 2009
Gil Cerise stated that infill development is based upon the size of the
parcel and how much development exists around it. Infill could occur
on an existing parcel with an existing development that is redeveloped
or it can be a vacant lot.
Multi-family/Mixed Use Development Standards
Senior Planner Andersen reviewed the following elements of multi-
family/mixed use development standards:
Specific development and design standards to promote quality
designed multi-family/mixed use development
Potential regulations would address:
Architectural Standards:
Building articulation
Building rhythm
Façade breaks
Site Standards:
Building orientation
Building massing
Common open space
Parking area design & location
Area of Impact:
Site Specific
Area Wide
Site Specific/Area Wide Hybrid
More information related to multi-family/mixed use development
standards will be presented to the Planning and Community
th
Development Committee on Monday, April 27.
III. Adjournment
There being no further business, the meeting adjourned at 7:07 p.m.
APPROVED THE ______ DAY OF MAY, 2009.
Peter B. Lewis, Mayor Danielle Daskam, City Clerk
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City of Auburn City Council April 23, 2009
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City of Auburn City Council April 23, 2009
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