HomeMy WebLinkAbout10-12-2000MINUTES OF PLANNING AND COMMUNITY DEVELOPMENT COMMITTEE OCTOBER 12, 2000
The regular meeting of the Planning and Community Development Committee was held October
12, 2000 in the Council Work Area. Those members in attendance were as follows:
MEMBERS: Trish Borden, Sue Singer and Fred Poe
STAFF: Paul Krauss, Lynn Rued, David Osaki
OTHERS PRESENT: Mayor Booth
ACTION ITEMS:
1. ANX00-0004 - Holt/Cobble Creek
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Planning Director Krauss commented that this was removed from the agenda and is
going to City Council.
Surplus Planninq Department Property
The Committee consented to surplus three chairs.
DISCUSSION ITEM:
2000 Comprehensive Plan Amendments
Principal Planner Osaki advised that Planning Commission held a public hearing on October 3
and will hold public headng on comprehensive water and storm plans on November 7th. The
October meeting lasted five hours. He suggested that Council have two hearings and adopt one-.
ordinance at the end of the process. Assistant Planning Director Rued then answered a couple -
procedural type questions from the Committee.
Principal Planner Osaki mentioned which CPM's would have a lot of public input and mentioned
the CPM's that were considered as housekeeping. CPM #1 through CPM #9 are privately
initiated amendments. Chairman Borden wondered if Council could have public hearing on the
privately initiated amendment requests and then a public hearing on the City initiated
amendments and Principal Planner Osaki replied yes. Discussion ensued on the process,
procedure to review and public headng.
Comprehensive Plan Map (CPM) #1 - Mara Heiman, et al
Principal Planner Osaki used a colored drawing to show CPM #1 and distributed a new
sheet on this amendment and explained the requested change and explained reason for
staff recommendation..Additional owners have requested their property be included in
the request and staff now recommends approval.
Chairman Borden wondered if the property in question is not part of urban separator. -
Planning Director Krauss replied no. He gave some background on the Stewart
annexation request from a few years ago that did not go forward because King County
invoked jurisdiction because the King County agriculture district included Dr. Stewart's
property. The Potential Annexation Area (PAA) was pulled back to exclude agriculture
preservation district. He then pointed out where the PAA is located in relation to these
properties. Councilmember Singer commented that the area has problems with flooding
and she wondered if more light industrial areas are needed. She is concerned about an
abrupt zoning change from light industrial to agricultural preservation district in King
County. Planning Director Krauss acknowledge that there are drainage issues in the
area.
Chairman Borden agrees with Councilmember Singer and does not like the request and
would prefer to see single family residential. Planning Director Krauss said there is the
question if Auburn needs more light industrial. Some people have said the City has
MINUTES OF PLANNING AND COMMUNITY DEVELOPMENT COMMI'I-rEE OCTOBER 12, 2000
enough light industrial. Gary Volchuck, developer, spoke at the Planning Commission
meeting and said there is a shortage of light industrial areas. Regarding the drainage
issues, these can be addressed when the property develops. Council needs to decide
what the area should be. There are numerous small properties that need to be organized
for related development to occur .....
Councilmember Singer spoke of the need for balance; Auburn should not have to take
"take" light industrial development because of a perceived shortage in the valley. There
needs to be a long range plan of what is enough light industrial development. Chairman
Borden suggested moving the light industrial line back to the single family area. ·
However, Councilmember Poe commented that it does not seem like desirable single
family land because of the wetness.
Chairman Borden wanted to confirm that Auburn decides when the property is to be
annexed and Planning Director Krauss replied yes. Councilmember Singer wondered
why they wanted to rezone from King County and become part of Auburn. Mayor
remarked that King County wants to eliminate islands in the PAA the County cannot
provide basic services.
Councilmember Poe asked about the King County zoning designation. Assistant
Planning Director Rued said the County zoning is single family R4, four units per acre.
Chairman Borden believes the present designation is appropriate for the property.
Assistant Planning Director Rued said that a consensus is not needed tonight. Staff
wanted to brief the Committee.
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Councilmember Poe wondered if the drainage issue on the property is addressed in the
Comprehensive Drainage Plan. Councilmember Singer said it needs to be determined
how this fits in with plan for amount of light industrial areas versus single family to ensure
there is a balance. Councilmember Poe spoke about a logical split between the
designations and suggested that the line should line up with the other. He suggested that
the City bypass the discussion for now and discussion by full City Council is needed.
CPM #2 - Bristol Properties and Northward Homes Inc./Gentra Inc.
Principal Planner Osaki pointed out different areas on the colored map. The overlay is
the Northeast Auburn Special Plan Area (NASPA) and owners want to remove the plan
area from their properties. In the past, a group of property owners in the plan area were
proposing a development with an ElS
Councilmember Singer asked if there is a policy/plan to say what percentage or acreage
of what kind or amount of industrial land is needed versus residential versus heavy
commercial. Planning Director Krauss commented that there is no policy pertaining to
the amount of acreage versus what kind of zoning designation. There is reference to
State projections of number of houses and jobs. He spoke of the concept of region
serving areas in the Auburn Comprehensive Plan. Councilmember Singer believes the
GMA has reference to inventory of different kinds of land uses. Planning Director Krauss
said this is in relation to population targets. Assistant Planning Director Rued provided
information on the building land inventory.
Assistant Planning Director Rued reminded Committee of the Riverbend project which
was planned out as multi family with park dedication and a rezone was done. Mallard
Pointe was first part of the project. Planning Director Krauss said the Port purchased
their property from bankruptcy court.
Councilmember Poe asked how to address the property being removed from the special
plan area and wondered if the entire plan area should be deleted. It is apparent that the
property owners will not get together to do a joint project. The developers will have to do
MINUTES OF PLANNING AND COMMUNITY DEVELOPMENT COMMITTEE OCTOBER 12, 2000
the projects the traditional way since a joint venture will not work. Councilmember Poe is
concerned about losing a block of land designated for single family. He spoke about the
Port project and amount of project in floodplain. He inquired what the Port was obligated
to do with the wetland mitigation site. When developers come in they will have park
obligations and he wondered if it would be a series of parks or one large park. . ~
Councilmember Singer believes the single family designation should be kept. Assistant
Planning Director Rued said their project will be large and their requirement for parks will
be conditioned under SEPA. Planned Unit Developments have park obligations.
Councilmember Singer acknowledged that single family on 277~" would not be desirable,
but further back it could work. Planning Director Krauss mentioned that owners are still
talking about large scale retail uses on the corner. He mentioned "1" Street improvements
and spoke about different uses on the corner.
Councilmember Poe wondered about the impact of rezone to higher density He
remembers discussion about a drainage basin to be planned on northern portion of the
site.
Planning Director Krauss commented that City could have located a regional basin on
one site, but since owners are going separately on projects, there wdl be more than one
pond now. He described infrastructure improvements that are needed in the area.
Councilmember Singer is aware how Planning Commission feels about more high density
residential. Planning Director Krauss then described why staff recommended approval of
the request.
Parks and Recreation Director Deal said he is meeting next week with the City of Kent
and King County to explore trail opportunities and talk about Green River trail from
Brannan Park north.
Principal Planner Osaki referred to comment letters received from someone in opposition
to the request and a letter from proponent (Sound Ventures) in support of the request.
Planning Commission supported the request. Councilmember Poe asked why "1' Street
is not used as the break between the property. Assistant Planning Director Rued said the
dght of way is dedicated for "1" Street and pointed out location of "1" Street.
Chairman Borden is concerned about the type of multi family that would be located
across from commercial areas on '1" Street. Assistant Planning Director Rued
commented that the zoning is C-3, Heavy Commercial, which is a liberal zoning category
and not possible to predict what would be developed. Chairman Borden does not like the
idea of item #3.
Chairman Borden referred to CPM #2, #3 and #12, and asked how Councilmember Poe
feels about the requests. Councilmember Poe said that if the Planning Commission and
staff recommend approval, he is not opposed. Regarding #3, he agrees with the
Planning Commission and regarding #12, he does not see a choice is available.
CPM #-4 - Thomas Academy
Principal Planner Osaki advised this is not controversial and' Planning Commission
recommended approval. The applicant did not come to the Planning Commission public
hearing, There was no public testimony about this at the Planning Commission public
hearing,
Councilmember Poe asked if the designation follows property lines. Principal Planner
Osaki said no. Assistant Planning Director Rued advised that when property comes in for
zoning, it will probably follow the property lines then.
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CPM #5 - Andrew Benedetti and CPM #6 - Richard Kosier
Principal Planner Osaki asked the property owners to submit their requests together, but
they were submitted separately. Staff recommends denial and Planning Commission
recommended denial. Staff does not want to encourage greater intensity in this area and
the request is purely speculative in nature. Professional offices are allowed with a .....
conditional use permit. PCDC expressed agreement with staff and Planning Commission
recommendation.
CPM #7 - Auburn Properties (Utility Vault Company)
Principal Planner Osaki explained that if the designation is changed to heavy industrial
designation, this allows any uses in this category. He distributed a handout and referred
to page 2 and pointed out land use policy and the exception to this policy because of
length of ownership and adjacent property. Staff recommends approval of the request.
Planning Commission recommended denial, but it was not unanimous. The policy is
intended for continued use of this property. Chairman Borden believes the policy is clear.
Discussion ensued regarding the type of M-3, Heavy Commercial buffer that is required.
There is no effective buffer in place now other than the vacant lot.
Councilmember Singer interprets the policy as saying it can be done. Councilmember
Poe said owners are making their case based on ownership and use over the years.
Chairman Borden concurs with owners' historical argument of business and commented
that owners keep property neat. She is leaning toward approval of the request and
Councilmember Poe agrees.
CPM #23 - 21 ~ Place SE (boundary aliqnment adjustment)
Principal Planner Osaki said this amendment is considered to be housekeeping.
CPM #8 - Buck and Gordon on behalf of Nicholson Development Properties LLC
Principal Planner Osaki pointed out area on colored map and said applicants have
identified potential uses. The Planning Commission recommended denial of the request
and staff recommended denial. Traffic issues are the major concern with LOS F at
intersection. Public Works staff expressed concerned about applicants' traffic analysis
and are not sure if impacts could be mitigated. The applicant had their attorney and
traffic engineer at Planning Commission public hearing. Applicant was asked to complete
a separate SEPA checklist because of project's potential impacts and staff is not
convinced the prOject and proposed mitigation can work.
Councilmember Poe asked if the traffic issues are reason enough to cleny the request.
Assistant Planning Director Rued remarked that the Council could change
Comprehensive Plan and zoning, but deny this project as it does not meet City
standards. Councilmember Singer asked if another commercial project might be
permitted. Assistant Planning Director Rued remarked probably not because driveways
on A and 41't Streets are too close to intersection. Principal Planner Osaki mentioned
that a representative from Albertsons supports denial of the request. Planning Director
Krauss reminded Committee that emergency Comprehensive Plan amendments were
adopted to lower the LOS at the intersection.
Chairman Borden asked about denying the request based on traffic issues.
Councilmember Singer said first time City denied on basis of traffic issues, if change to
heavy commercial and able to prove their traffic mitigation worked, could owner then do
project. Councilmember Poe wondered what is the valid reason to deny the request. An
effort to deny this amendment was made. Planning Director Krauss cautioned that if the
City shows the area as heavy commercial there is some perceived obligation to then
make it buildable. Light industrial is not optimum. In theory, if railroad sold Off property,
MINUTES OF PLANNING AND COMMUNITY DEVELOPMENT COMMITTEE OCTOBER 12, 2000
they could have an internal drive with access to A that might be acceptable as long as it
was located far enough to the north.
Councilmember Singer could go along with denial of the request, but she sees the
request coming back the following year. . ~-
CPM #9 - Everqreen Tucci Partners LLC
Principal Planner Osaki commented that there was no opposition at the public hearing
and only the applicant spoke. He explained the proposed changes. Staff and Planning
Commission recommended approval.
City initiated:
CPM #1
0 - Eliminate Desiqnations beyond PAA
Principal Planner Osaki pointed out PAA area on Comprehensive Plan map and some
land use designations outside PAA. It is not necessary to show designations outside the
PAA. PCDC concurred.
CPM #11 - Eliminate "Neiqhborhood Commercial" Plan Desiqnation
Principal Planner Osaki remarked that only six parcels in two separate areas are
designated as neighborhood commercial and these were pointed out. Several persons
testified regarding this at the Planning Commission public hearing. He distributed a
comparison handout. Planning Director Krauss offered that the public believed removal
of the designation would allow more intensive uses. Councilmember Singer commented
that she never liked the neighborhood commercial designation.
Principal Planner Osaki talked to people prior to the meeting and told them what the
differences are and they seemed to like the differences between designations and
wanted to keep the designations. Planning Commission wanted to have the
neighborhood commercial development standards. Planning Commission recommended
denial. He then mentioned which neighborhood commercial designations are
nonconforming.
CPM #12 - Port of Seattle Wetland Mitiqation Property
Principal Planner Osaki pointed out on the map.
CPM #13 - Lea Hill Road SE (south side) and 108"' Avenue SE
Principal Planner Osaki said the change corrects a map designation oversight which
should reflect existing uses.
CPM #14 - City Water Utility Site
Principal Planner Osaki said the change is to reflect City ownership.
CPM #15 - Fulmer Field
Principal Planner Osaki pointed out on map and showed City owned parcels and
changes puts appropriate designation on parcels.
CPM #16 - Fenster Property
Principal Planner Osaki pointed out City owned property on the map.
CPM #17 -West Main Residential Area (north of West Main Street)
Principal Planner Osaki commented that four people spoke at Planning Commission
public hearing. Council wanted to use Comprehensive Plan designation to determine
what is appropriate use. Staff proposed Office/Residential (OR) designation for the area.
Two business owners said no to the OR designation and wanted to keep as heavy
industrial. People who spoke wanted different things for the area. Planning Commission
MINUTES OF PLANNING AND COMMUNITY DEVELOPMENT COMMI'I-I'EE OCTOBER 12. 2000
recommended denial and suggested that neighbors get together and reach a consensus.
In September, staff held open house and only four people showed up. Planning
Commission said residents should get together, but staff not sure how this will work with
Comprehensive Plan timeline process. There are strong voices for residential uses and
strong voices for industrial uses. - ~ -
Chairman Borden wondered how OR would affect businesses. Assistant Planning
Director Rued remarked that zoning is M2 for the area and zoning is not in compliance
with Comprehensive Plan. Since the area is so close to train station, Chairman Borden
supports residential uses in the area. Councilmember Poe does not foresee the building
of residential next to the train station. Chairman Borden acknowledged the need to do
something here and supports residential uses. She does not see a consensus being
reached.
Planning Director Krauss stated it was likely that most people would say to keep
industrial designation because of the belief this designation is worth more. Chairman
Borden mentioned previous PCDC meeting where a few residents said they like OR
designation. Assistant Planning Director Rued said that some homes on 2"4 Street have
improved.
Chairman Borden inquired if businesses could stay as nonconforming and Assistant
Planning Director Rued said they could unless the business burned down. Chairman
Borden believes that by not doing anything, there is the potential for other businesses to
come in.
CPM #18 -West Main Residential Area (south side of Main Street)
Principal Planner Osaki pointed out on map and said purpose of change is to avoid what
is happening in CPM #17. Councilmember Poe does not see a problem with this change
and Councitmember Singer agreed.
CPM #19 - West Main Street (north and south sides)
Principal Planner Osaki pointed out on map and change would extend downtown
concept. He received many calls from property owners regarding this. There is a fair
amount of nonconforming uses. Planning Commission supported the change which
would allow flexibility. PCDC is comfortable with the change.
CPM #20 -Auburn Way South and 12t~ Street SE intersection
Principal Planner Osaki reminded that this change was initiated by PCDC, and Planning
Commission recommended denial. He referred to letter received from Herr Lumber.
Planning Commission expressed concern about changing designation because of Herr
expansion.
Councilmember Poe expressed concerned about the northeast quadrant. Chairman
Borden is concerned about what is happening there now and Herr is expanding to include
the Big Daddy property and C-3 zoning could be there. Councilmember Poe suggested
decreasing the size of the area and not including the northeast where Herr and gas
station are located. He is concerned about the appearance of downzoning Herr Lumber.
CPM #21 - Auburn Way South and 9t~ Street SE (southeast corner)
Councilmember Singer pointed out a parcel she wanted included in the change because
someone could develop the property and have commercial entrance. Assistant Planning
Director Rued commented that the parcel is now zoned C-3. Councilmember Singer is
concerned about intrusion into the single family neighborhood.
Principal Planner Osaki pointed out on the map. The parcels are designated as single
family but are zoned light commercial. Chairman Borden suggested changing the zoning
MINUTES OF PLANNING AND COMMUNITY DEVELOPMENT COMMI'I-r'EE OCTOBER 12. 2000
to single family. Assistant Planning Director Rued commented that if the zoning is
changed to RO, the Comprehensive Plan designation must also be changed to RO. The
PCDC is acting on a recommendation. Councilmember Singer thinks the RO designation
makes sense.
CPM #22 - Auburn Way South and Hemlock Street
Principal Planner Osaki pointed out on map. Planning Commission said high density
residential on Auburn Way South did not make sense and said to change to light
commercial. They also posed changes to line to strengthen single family designation.
Chairman Borden asked if the changes support what neighbors complained about which
was an issue about turnouts to Auburn Way. Assistant Planning Director Rued
commented that when the property is developed as commercial, the street will be
widened as part of the project's mitigation.
CPM #23- 21s~ Place SE
CPM #24 - Lakeland Hills South PUD
These were pointed out on the map.
CPM #25 - Lakeland Hills Way and East Valley Hiqhway (east side)
The property owner supports request.
CPM #26 - South of the Lakeland Hills Way/East Valley Highway (east side) intersection
Principal Planner Osaki pointed out on map and mentioned that Terrace View was
notified, but did not attend the Planning Commission public hearing.
CPM #26A - Properties alon,q East Valley Hi,qhway, outside City limits, between East Valley
Hi,qhway and Lakeland Hills South
Principal Planner Osaki pointed out on map and said that the heavy commercial is for
Terrace View. This was planned as heavy commercial a number of years ago with
commercial development at bottom. A separate zoning category was established for
Terrace View.
Chairman Borden asked why Terrace View is zoned as heavy commercial. Assistant
Planning Director Rued said that at that time the density and building height was more
than R-4 would allow. In order for Terrace View to get what they wanted and what was
vested in Pierce County, needed C3 zoning, but had to have heavy commercial. In the
new Terrace View zoning and Preannexation agreement limits commercial development
to bottom portion of site. The upper part of site is changed to multi family in
Comprehensive Plan without a problem. The preannexation agreement and zoning limits
what Terrace View can do.
CPM #27 - Sumner/Auburn PAA amendment
Principal Planner Osaki pointed out the Sumner golf course. The change would amend
the PAA area that the Auburn will eventually own.
Assistant Planning Director Rued: boundary might be a little larger than what is actually
annexed
OTHER:
Councilmember Singer inquired if there is any policy in Comprehensive Plan regarding gated
communities. Assistant Planning Director Rued Said that if a project is condominium or multi
family or manufactured home park, a gate could be installed. However, the issue is gating a
public street which is not allowed. The City does not allow public streets to be gated.
7
' MINUTES OF PLANNING AND COMMUNITY DEVELOPMENT COMMITTEE OCTOBER 12, 2000
Councilmember Singer wondered if there is a Comprehensive Plan process to follow if someone
wants to have a gated community. Assistant Planning Director Rued advised that Council has to
decide if they want to have gated communities. If private streets in the community are involved,
then there really is not an issue. The issue is a development trying to gate a community that has
public streets. This would not be permitted .....
Mayor confirmed that if the interior streets are private streets, the development could be gated.
Assistant Planning Director Rued commented that the PUD for Homes by Judi could be a gated
community because those are private streets.
Chairman Borden offered that some communities do not allow gated communities at all.
Assistant Planning Director Rued confirmed that Auburn does not allow any public streets to be
gated.
Chairman Borden spoke of the interconnectivity of neighborhoods. Councilmember Poe
mentioned Forest Park and Riverwalk which has a gate separating the developments.
Assistant Planning Director Rued: will ask for a street use permit to gate off road and will be
denied
ADJOURNMENT:
VVith no further items to come before the Committee, the meeting was adjourned at 7:00 p.m.
PCDC\MIN\I 0A-00