HomeMy WebLinkAbout05-13-2002MINUTES OF PLANNING AND COMMUNITY DEVELOPMENT COMMITTEE MAY 13, 2002
The regular meeting of the Planning and Community Development Committee was held May 13, 2002 in
Conference Room 1. Those members in attendance were as follows:
MEMBERS PRESENT: Trish Borden, Sue Singer, and Stacey Brothers
STAFF PRESENT: Lynn Rued, David Osaki, Daryl Faber, AarOn Nix and Patti Zook
ALSO PRESENT: Thomas Holz, P.E., Hydrologic Services Manager, SCA Engineering
The meeting was called to order by Committee Chair Borden at 5:00 p.m. . jl~,~ ,.~
ACTION:
1. Approval of Minutes of April 22, 2002 Meeting
Councilmember Singer requested changes to the minutes. On page 1, under the Non-Motorized Transportation
Plan, first sentence, change 'four to five years ago' to 'seven or eight years ago'. On page 3, third paragraph, fourth
line, change 'schools' to 'elementary schools'. On page 3, fourth paragraph, the reference to 'early on in the
process' and if this means the budget process or TIP process. Transportation Planner Welsh clarified what he meant
by 'process' to identify and prioritize the TIP; establish a real budget line item for it either annually or mid-year, or
cover it in a specific program in the budget; assign a project number if it is a capital project and a project manager
who will take the budget allotted and act on it by supervising its design and construction.
Councilmembor Brothers made a motion, seconded by Councilmember Singer, to approve the minutes. Chairman
Borden concurred.
2. ZOA01-0006 - Amendments to Chapter 18.26, C-I Light Commemial Zoning District
Chairman Borden commented that this item was referred back to this Committee after the City Council public
hearing for discussion related to Planning Commission recommendation and approval. One of the items for
discussion was related to language about density limitations.
Assistant Planning Director Rued remarked that the two sections (JJ and 18.26.030 A) speak to apartments. In order
to have apartments permitted outright, 50 percent of the floor area of the first floor must contain a permitted
commercial use. If developer wants spar'anent project without first floor retail, they must go through conditional
use permit process.
Councilmember Brothers thinks there is value in having residential with commercial in some areas of town such as
downtown and in the NABAP. The project would not be pedestrian oriented if not close to downtown or NABAP.
Chairman Borden wanted to clarify that apartments could still be permitted in CI areas and said Assistant Planning
Director Rued replied that apartments could still be allowed in CI zoned areas, but only after receiving conditional
use permit approval.
Councilmember Singer inquired about taking apartments out of the C1 zone entirely or allow only in downtown and
the NABAP. Both of these areas are pedestrian oriented with nearby facilities such as transit and stores. Assistant
Planning Director Rued: commercial zones are served by transit and other services and it is appropriate to have
higher densities in these areas.
Councilmember Singer wondered if apartment zoning acts as a buffer between commercial and residential areas.
Principal Planner Osaki said the City uses multi family residential as buffer between commercial and single family
residential, but there is not a typical pattern because in eartain areas of Auburn there is commercial adjacent to
single family residential.
PAGE 1
MINUTES OF PLANNING AND COMMUNITY DEVELOPMENT COMMITTEE MAY 13, 2002
Chairman Borden wondered if it is desirable to have apartments in CI zone. Principal Planner Osaki advised that
the Comprehensive Plan speaks to multi family uses and where they are appropriate. These uses are appropriate for
the CI zone. Apartments could be deleted from the CI zoning district as a permitted use and still be consistent with
the Comprehensive Plan. The idea is that light commercial be in C1 with pedestrian orientation so that citizens can
walk to services. C 1 zoning is located on arterials in order to access services and a lot of C 1 is against residential
areas. In some cases, this can cause problems with implementing mixed use development.
Councilmember Brothers commented that if it is limited to downtown and NABAP then change the idea of
permitted usasin all-C1 areas except thesetwo areas. Councilmember Singer said there stillneeds to be reasons to
deny even ifa conditional use permit, and some languag~ should be added regarding this. Principal Planner Osaki
clarified that the Zoning Ordinance contains a number of criteria that must be met in order to receive a conditional
use permit.
Chairman Borden stated that the height is not the issue because there is language to deal with that. The question is
how to word so that multi use apartments are allowed in the NABAP, but not in other areas. Assistant Planning
Director Rued reminded Committee that downtown is a separate zoning classification, C2. Section JJ could be
amended to allow apartments only in C1 areas located in the NABAP. The phrase 'no density limitations shall
apply is addressed through setbacks, landscaping, off-street parking, etc.
Joann Fonda, made suggestions as sh6 was asked to do and sent e-mail to Duanna. She asked staff for the number
of apartment buildings in C 1 zone and told there were two. One building is for King County housing and other is
SHAG building in NABA. She wanted to know why apartments should be permitted at all in C 1 zone.
Marilyn Pederson believes the phrase 'unlimited density' is too casually used and is concerned about this word. If
you are going to allow additional then say additional: She has been feeding information to the City for I0 months
and it appears the information is not getting to Council. She also presented information at the May 6 Council
meeting. If you say 'additional' you can still do conditional use permit around the word additional. The affidavit of
publication said only adding apartments and additional height; it did not say anything about additional. Council
needs to listen to what the people have to say. She listened to the May 6 tape because she could no~ hear what was
said. The word 'unlimited' should not be used because'there cannot be unlimited density. Unlimitad implies
without any restrictions.
Assistant Planning Director Rued clarified that size of property is one limiting factor on density and other limiters
are parking provisions, building setbacks, landscaping requirements, storm drainage facilities; etc. These
requirements all limit the number of units that can be built on particular piece of property. The developer must also
meet all Zoning Code requirements. The point of section JJ was to give incentives for multi stor~ mixed use
fec!lity. Councilmember Brothers believes the plan was to encourage senioi' housing where the City wanted high
density units with commercial on the first floor to serve the residents.
The Committee suggested listing some of the limiting factors such as setbacks and landscaping.
Mrs. Pederson said they got the Howard Road project down in height and size. If no limitations, developers can do
almost anything they want. Another issue is the 50 percent ground floor commercial. Chairman Borden: flying to
create residential development near downtown and in the NABAP and how to allow this with appropriate language.
Joanne Fonda thinks the amendment was not intended to encompass all of the City and putting the language should
be put back the way it was.
Chairman Borden suggested developing language to allow apartments like the SHAG apartments in a more dense
environment to be served by the transit station. She believes the Committee does not have an issue with the height
and agrees with Planning Commission on recommendation on height. Committee also believes that apartments
should be allowed as permitted use in CI zone in NABAP only. Committee also changed the Planning Commission
recommendation of'leaseable' to 'gross'. Committee agrees that mixed use apartment developments could remain
in NABAP as a permitted use. Committee agreed to delete reference to 'no density limitations' with staffto come
PAGE 2
MINUTES OF PLANNING AND COMMUNITY DEVELOPMENT COMMITTEE MAY 13, 2007
up with language related to other limiting factors such as setbacks and landscaping. Committed agreed that
apartments in NABAP would be allowed.
Councilmember Singer made a motion, seconded by Councilmember Brothers, to this effect and Chairman Borden
concurred.
DISCUSSION:
1. Presentatio~ by Tom Holz - Ordinance No. 02000-010 from Tumwater regarding Zero EffEct Drainage
Discharge Developments
Chairman Borden3ntroduced Mr. Holz who has come to the meeting to talk about altemativas for storm drainage.
Thomas Holz, P.E., Hydrologic Services Manager, SCA Engineering, commented that the Mayor invited him to
speak to the Committee because of his interest in Mill Creek salmon habitat, critical areas on west side of
headwaters of Mill Creek that are very sensitive to erosion. Low impact development and zero impact development
generates no stormwater nmoff, is retained on site, and the technology also limits erosion so development on steep
areas would look and act differently when developed. He showed a slid entitled 'Stealth Development Zero Impact'
which is 60 percent forested, zero effect impervious surface, wide buffets, and few road crossings. Pavement must
be isolated and impervious surfaces must be buffered with landscape. He spoke ofzer° runoffroads which are
narrow, one way, no curbs, no drainage system, made of pervious materials. Pictures were shown of high impact
roads versus zero impact roads. He showed pictures of eeo-stone roadway and explained how it works.
Councilmember Brothers inquired about the cost of eeo stone roadway and most standard roads. Mr. Holz said
asphalt paving is the cheapest. You do not need storm drainage system with eeo-stone, but you do with asphalt. He
mentioned the new Department of Ecology (DOE) Storm Water Manual. When the new regulations are
implemented, the cost of detention and treatment will double or triple and eeo-stone will be a more atlractive paving
system.
Mr. Holz showed pictures of Iow impact development in Davis, CA, a housing project that is proving to be very
desirable. This project is a good example of low impact development. He showed pictures of low impact
development house with a narrow footprint and trees close to the house. A zero impact house is surrounded by
trees, no grass, only plantings with fir trees. He explained how trees are wrapped and protected so they are not
deslroyed during construction. He spoke of preserving native vegetation. With zero impact development you can
do density vertically versus horizontally. He spoke about the 'mews' style of housing with shared driveways,
narrow sidewalks which are isolated from the road. He spoke of paired homes that share facilities. He showed
pictures of development in Langley, WA which is offthe main street, cottage style homes with walkways isolated
from the roads and close to the homes. Mr. Holz spoke about the reasons for wanting zero impact development
such as helping to restore Mill Creek. He sees no downside to zero impact development, it is highly marketable,
you can still get density, there are environmental benefits, and it is cheaper for developers.
Councilmembcr Brothers wonders why this kind of development has not been done during the last 20 years. Mr.
Holz thinks that may be due to tradition. The Fire Department always wants wider roads for access of emergency
vehicles and streets keep getting wider. Impervious surfaces do not serve any faction. The Tumwater ordinance
was recently passed. The City of Lace was first, then Snohomish, lssaquah, Olympia and now Tumwater. The
ordinance contains standards for developing roads, streets, housing and is allowed any where in Tumwater.
Chairman Borden asked Environmental Compliance Manager Nix if he has been looking at this type of
development and Environmental Compliance Manager Nix replied that Redmond is heading in.that direction. Other
things help including grass roofs and rain harvesting. The valley floor with its aquifer recharge areas could really
benefit from the program. He has heard some negative arguments r~lated to space limitations and size of houses in
these types of development, but because of the natural vegetative areas, you are not spending money on storm
drainage.
PAGE 3
MINUTES OF PLANNING AND COMMUNITY DEVELOPMENT COMMITTEE MAY 13,200?
Mr. Holz'believes the Master Builders Association will have negative comments due to their fears; they have their
own formula. Low impact development is 20 percent less than the standard. Couucilmember Brothers spoke of the
money spent determining how and what to do about Mill Creek. Mr. Holz' ideas present themselves as low cost
option to mitigate some of the runoffto Mill Creek. Chairman Borden this should be an option, but is not an option
The Committee recommended that Mr. Holz give the presentation to the full City Council.
INFORMATION: -
1. Environmental News
Environmental Compliance Manager Nix believes that Mr. Holz' presentation was timely. He has been researching
del]'imental effects around the City and the types of environmental regulations facing the City now. The tri
county/ESA produced a document related to biological review for 4 D and the group has moved away from
urbanized areas and contains references toward maintenance and operations and road programs. The land use are
geared toward less urbanized areas. WRIA will look at and integrate what is practical. He will review and report
back to the Committee. The Puget Sound region is considered to be of evolutionary significance for Chinook
salmon. A report found distinct populations offish within each river, with each river getting its own number offish
necessary to come back to that population. Criteria are being such as abundance, productivity, spatial Slnlcture, and
diversity. It is important for Committee to understand thru entire salmon population (ESA-wide) is being looked at
in reference to ESA. There is intricacy of certain populations in each river system. The Tribe as co-managers have
a say about fish limits. Auburn is one of the last areas that has not set numbers. The Tribe wants to use a different
model than other watersheds and this needs to be negotiated. Typically, the Tribe wants higher numbers. How
hatchery fish fit into the mix of salmon recovery is still in question.
Environmental Compliance Manager Nix showed the Committee an article from Seattle Times and highlighted
paragraph that may have possible ramifications to Puget Sound Chinook. There is a push from the Federal
government for the states to take a larger role in working with ESA. There is a rumor going around that in the next
five years the Federal government will back offcontributing money and push to recover monies expended from the
states.
Environmental Compliance Manager Nix remarked that the City can do positive things such as low impact
development to promote salmon recovery. All the regulations are linked and he used a diagram to show the
CommiRee the linkage. He spoke about NPDE$ and about TMDLs. He has received information regarding setting
up TMDLs. He showed a map depicting storm outthll locations and explained that the DOE relies on other agencies
to assist them. He explained the effects of phosphorous levels on habitat such as algae blooms. He spoke about
what was discovered when taking two test samples along the White River. He wanted to let the Committee know of
upcoming possible regulations. The storm water issues, can be dealt with through education, beuer silt erosion, and
gearing activity towards curbing release of sediment to the rivers. Low impact development and education are
positive methods in dealing with these issues.
Env'.~onmental Compliance Manager Nix mentioned that requirements under NPDE$ are more systematic type
reqmremcnts and provided examples such as education of citizens and developers. TMDL is hard science that
actually says how effective you are and if you need to implement programs that improve water quality. There will
be far reaching impacts among the different types of regulations. The City has done some positive things in
thinking about the issues. Modifications, with involvement at the director, level will be necessary to get people to
deal with the issues and to look at the issues from a different perspective.
Chairman Borden thought measures were in place for construction management and is surprised to see there could
be phosphorous problems in the White River from construction. Lakeland residents use lots of fertilizer on their
lawns because they are all quite green. Environmental Compliance Manager Nix said that the problems may be
impacts from the gravel yard or nearby industrial uses, but most he has noticed a significant amount of floridity in
PAGE 4
MINUTES OF PLANNING AND COMMUNITY DEVELOPMENT COMMITTEE ~ MAY 13, 2002
Mill Pond in the past. The regulations are well intentioned and those impacted will be able to 'buy into' the
regulations. He wanted to demonstrate to the Committee the positive things from the regulations.
Couneilmember Singer has heard .comments from people that indicate a change in their thinking such as wanting to
keep or install natural plantings and lessen the use of fertilizers. The City Hall plaza should be done in a pervious
surface similar to what was talked about tonight.
Chairman Borden appreciates having Environmental Compliance Manager Nix on staffto provide information to
the Committee andCity staff, and for research and shedding a positive light on the regulations. It is.clear that long
term changes will be needed.
2. Updates 6n Gateways
This will be discussed at the next meeting.
3. Updates on Parking Projects
This will be discussed at the next meeting.
With no further items to come before the Committee. the meeting was adjourned at 7:05 p.m.
Submitted by Palricia Zook, Planning Secretary.
Approved by the Planning and Community Development Committee on May 28, 2002.
PCDL~MIN 05A-2002
PAGE 5