HomeMy WebLinkAbout10-14-2002 MINUTES OF PLANNING AND COMMUNITY DEVELOPMENT COMMITTEE OCTOBER 14, 2009
The regular meeting of the Planning and Community Development Committee was held October 14, 2002
in Conference Room 1. Those members in attendance were as follows:
MEMBERS PRESENT: Trish Borden, Sue Singer, and Stacey Brothers
STAFF PRESENT: Paul Krauss, David Osaski, Al Hicks, Aaron Nix, Dan Scamperlina, Joe Welsh,
Mike Fuess, Tim Carlaw and Patti Zook
ALSO PRESENT: Nancy Krause and John Rottle, Aubum Downtown Association
The meeting was called to order by Committee Chair Borden at 5:00 p.m.
ACTION:
1. Approval of Minutes of September 23, 2002 Meeting
Councilmember Singer made a motion, seconded by Councilmember Brothers, to approve the minutes.
Chairman Borden concurred.
2. Auburn Downtown Association Budget
Economic Development Manager Hicks advised that the resolution is not yet prepared by Legal
Department. Staff has reviewed the budget which meets expectations.
Mr. Rottle distributed a copy of the operating budget for 2003 which does not deviate much from last year.
They are adding to the program budget because of additional money accumulated over the years from the
SuperMall subsidy. The have not utilized all funds in that account. He spoke of justification for additional
10-20% of budget. He then distributed the marketing analysis.
Ms. Krause said the analysis is an excellent marketing tool. Councilmember Brothers asked if the study
was done to reflect interests of residents. Ms. Krause said the ADA study is totally separate from the
recent Hebert study. ADA surveyed shoppers from around Puget Sound and the results are summarized
on page 3. An antique shop showed higher in their priority list compared to the Hebert study.
Councilmember Singer asked for clarification of money for secudty and sidewalk cleaning. Ms. Krause
said equipment was purchased this year. The sidewalk cleaning is for someone to actually do the work.
Councilmember Brothers inquired about the funding source of the ADA budget and Ms. Krause said the
budget is from assessments and money from events. About 95% is from assessments. Councilmember
Brothers commented that the City recently wrote off some BIA accounts. Ms. Krause responded that the
ADA is working with the Finance Department to get a report and is hopeful that the businesses just
moved. This is a concern as an amount is wdtten off each year. Councilmember Brothers wondered if
the ADA had an aggressive effort to get funds and Ms. Krause responded that not in the past. Mayor
Lewis has stressed the need to collect outstanding debt. Councilmember Brothers wondered what
percent of the ADA budget is non-collectible and how to account for this. Ms. Krause said the debt is not
reflected as receivables, but collection efforts should continue.
Councilmember Singer referred to gateways, and asked if this is tied in with the City's project. Ms.
Krause said they are seeking matching funds from the City and have submitted ideas for how gateways to
downtown should look. Councilmember Singer wants the ADA to work with the City on the gateway
project so that the two agencies are not doing two different things. Ms. Krause said the $2,500 for
gateways is in support of their ideas such as banners on the perimeter of the BIA area to make downtown
more recognizable as the downtown area.
PAGE I
MINUTES OF PLANNING AND COMMUNITY DEVELOPMENT COMMITTEE OCTOBER 14, 2002_
Councilmember Brothers asked what ADA perception is of the new City slogan and Ms. Krause said the
process contained good participation by all. They like the new slogan. Councilmember Brothers asked if
the ADA experiences good cooperation with the Chamber and if the two groups work well together. Mr.
Rottle said yes, but it is hard to prevent polarity because of the two different funding mechanisms. They
have the same vision as the Chamber, but the scope of the vision is different.
Mr. Rottle spoke about key points in the budget regarding promotions, business recruitment, etc.
Councilmember Brothers asked if businesses are less resistant to membership and assessments now
and Mr. Rottle said it is not the problem it used to be.
Chairman Borden thanked ADA for their work. Councilmember Singer made a motion, seconded by
Councilmember Brothers to recommend approval. Chairman Borden concurred.
3. Item for Surplus
The Planning Department has a camera from the 1960s to be surplused. Councilmember Singer made a
motion, seconded by Councilmember Brothers, to recommend approval. Chairman Borden concurred.
4. 2002 Comprehensive Plan Amendments
Community Development Administrator Osaki commented that the call for headng could be set at the next
PCDC meeting. Planning Commission continued the public hearing on the Airport Master Plan to the
November 6 meeting. Planning Commission requested additional public notification. Planning
Commission acted on all other Comprehensive Plan amendments.
Community Development Administrator Osaki reviewed CPM 1 and CPM 2 and explained the rationale of
the change. On CPM 2, the Planning Commission heard testimony from Bob West and did not
recommend approval of the change. Any erosion hazard will be protected by the sensitive areas
ordinance. Planning Commission thinks no one will want to live on the site.
Councilmember Singer explained her rationale for seeking the Comprehensive Plan map change (CPM 2)
due to steep slopes on site. She believes the designation was a mistake, but that the change could be
dropped. Planning Director Krauss advised that the proponent can withdraw the change request.
Councilmember Singer said that the property owner pointed out that the light commercial designation was
not a mistake.
Chairman Borden asked if the Committee wants to drop this Comprehensive Plan map amendment and
the consensus was to drop CPM 2.
Community Development Administrator Osaki explained P/T 1 and the request is consistent with the
current Code, but because he submitted an application that the City is obligated to process his request.
The proponent received the agenda bill and notice of public hearing, but did not attend Planning
Commission meeting. Tranportation Engineer Fuess also talked to him. Traffic calming measures were
recently done in the area. Planning Commission did not act on this amendment because it is redundant of
current City requirements. The Transportation Plan is being revised and Planning Commission wants City
to review the truck route issue as part of the Transportation Plan.
Councilmember Brothers asked how to put this amendment on back burner procedurally and Community
Development Administrator Osaki said that the Planning Commission essentially denied the request.
Planning Commission wants City to look at truck routes as part of the Transportation Plan process. Staff
feels obligated to bring the request forward.
Mayor asked what is reason to not go forward because of a study next year on all truck routes.
Tranportation Engineer Fuess said the road is not a truck route now. It is not on any specific list. He
PAGE 2
MINUTES OF PLANNING AND COMMUNITY DEVELOPMENT COMMITTEE OCTOBER 14, 2002
advised the City will look at truck routes as part of the Transportation Plan next year. The residents just
want the signs put up.
Community Development Administrator Osaki reviewed P/T 2 which is a request by Jeff Oliphant, Auburn
Marketplace Investors to reduce the 5,000 square feet threshold for businesses with drive through
facilities. Planning Commission recommended to allow the redubtion to 3,000 for non-restaurant only. It
is reasonable to now lower the threshold.
Community Development Administrator Osaki reviewed PT 3 and PT 4 which Planning Commission
recommended to approve.
Community Development Administrator Osaki explained PFF #5. Storm Drainage Engineer Carlaw
distributed the plan and disk to the Committee and spoke about P-Basin changes, what the Plan must
incorporate, GMA requirements. He can spend time at the October 28 meeting on this in more detail if
Committee wants. The Plan is being reviewed by the Public Works Committee. Planning Commission
recommended approval. Chairman Borden asked if Storm Drainage Engineer Carlaw will present the
Plan tonight or next week. Storm Drainage Engineer Cadaw replied that the Plan will be reviewed at
Public Works Committee in two weeks. He can come to the next PCDC meeting at 5:00 pm and discuss
more.
Storm Drainage Engineer Carlaw said that all drainage issues were reviewed and Plan ~s a capital
document to address drainage issues. Councilmember Singer asked how the Plan can address drainage
without addressing the wetlands. Storm Drainage Engineer Carlaw spoke about future projects and doing
environmental review then. The Plan is a guide document to identifying import areas, rankings from Public
Works Committee, flooding and water quality issues, then considering impacts to wetlands, stream
velocity, etc. In October, the Plan will be discussed by the Public Works Committee.
Councilmember Singer asked how the Plan relates to the Downtown Plan. Storm Drainage Engineer
Carlaw said the Code exempts certain development from providing storm facilities. The David Allen
project located across the street does not have to provide storm drainage facilities because they are
exempt in downtown. The Code provision will be at odds with DOE mandates and the City will probably
have to change code then. The Plan identifies projects to overcome obstacles, provide detention and
water quality in downtown.
Councilmember Singer said the Downtown Plan talked about a regional storm facility. The new DOE
manual will say the current Code for downtown is not okay. The price for facilities in downtown could be
two to six million dollars.
Planning Director Krauss said the City needs to examine why property owners can build in Seattle,
Bellevue and other cities and not do anything on site. Auburn seems to be encumbered with strategy that
others are not and he is unsure sure why this is case. Councilmember Singer said this is because Auburn
expects individual developers to take care of their own drainage versus taking a regional approach.
Planning Director Krauss noted that Auburn should not do anything more than is standard elsewhere or
hold ourselves to a higher standard. Auburn does some things unique to Auburn. As Auburn becomes
more intensively developed it will not have the ability for private property owners to handle storm drainage
on site.
Councilmember Singer wondered about Auburn starting to collect money to save up for regional basin.
Chairman Borden recognizes there is an issue. Planning Director Krauss commented that there is the
perpetuation of the way City has done things which works in rural setting, but not in urban. Bellevue
downtown area does not have storm vaults, but something else is going on.
PAGE3
MINUTES OF PLANNING AND COMMUNITY DEVELOPMENT COMMITTEE OCTOBER 14, 2007
Chairman Borden asked where do the ideas of Tom Holt fit into regarding storm drainage about Iow
impact development techniques. Environmental Compliance Manager Nix said that zero impact
development fits into the new DOE manual and asks that you limit the amount of water transported,
promote green open space and infiltration, and fits in well with Auburn. The soils are conducive. If City
goes with zero impact development under the new ecology manual, this will help to alleviate storm water
expense, but it does not follow traditional methods of storm drainage because you are not using hard
infrastructure improvement. In design standards ih the new manual, credits are given if you go with zero
impact development cdteda and reduce the amount of storage and conveyance. Storm Drainage
Engineer Carlaw said the Storm Drainage Plan does not address zero impact development.
Mayor asked Tom to present zero impact development concept to PCDC a few months ago because City
has nothing that addresses zero impact development. If there is a new ecology manual, with the ability to
get credits, the City could look at making changes. City could use zero impact development credits for
construction. The City needs to start possibly looking at zero impact development as an option.
Environmental Compliance Manager Nix said that zero impact development lends itself to commercial as
well as residential development. Chairman Borden believes this could be an option and asked if Public
Works Committee is looking into this.
Storm Drainage Engineer Carlaw said that most communities that adopted a zero impact development
ordinance are larger ones that had to comply with NPDES Phase 1. Auburn is NPDES Phase 2. The
Plan takes into account the future development and assumes future development will take its share. The
Plan solves existing flooding problems and is not subject to Iow impact development. The Plan details
managing today's problems and looks toward the future by addressing needs at this point. If Iow impact
development is significant it can be reviewed every six years.
Community Development Administrator Osaki reviewed PT 6 and Planning Commission continued the
public hearing on the Airport Master Plan to the November 6 meeting. A letter from the State was
complimentary of the Airport Master Plan.
Community Development Administrator Osaki reviewed PT 7 concerning urban centers which is
mentioned in the Downtown Plan. Chapters 1, 2, 3 would be amended with a new map also.
Councilmember Singer asked about manipulating the boundaries more to include GSA and Boeing
properties and the hotel which would increase the numbers considerably.
Planning Director Krauss said that staff did explore this a bit. If you look at the table of employment
numbers Auburn actually comes pretty close to the target now. There is evidence that City can attain the
other targets over time.
Community Development Administrator Osaki mentioned that GSA and Boeing are outside the one-half
mile radius of the transit center. If you capture too much industrial area it counts against the housing
targets. Height limits were removed in the C2 zone and C2 zone covers most of the urban center.
Planning Director Krauss mentioned the David Allen project with is replacing a tavern with an active
restaurant, banquet area and office space and will employ about 50 people. The project quadruples what
was previously on that site. Some blocks have marginalized buildings on underutilized property.
Chairman Borden referred to targets in the u~ban centers and asked if any of the urban centers are close
to their targets. Planning Director Krauss said that Tukwila is an urban center and will never reach their
target. He spoke about the goals of an urban center. Human services funding comes to urban center
designated areas. Transportation money and transit money also goes to urban center areas.
Councilmember Singer commented that Puget Sound Regional Council has placed emphasis on urban
centers on their maps.
PAGE 4
MINUTES OF PLANNING AND COMMUNITY DEVELOPMENT COMMITTEE OCTOBER 14, 2002
Community Development Administrator Osaki reviewed PT 8 which incorporates new policies to the
environment chapter. Planning Commission recommended approval. Environmental Compliance
Manager Nix mentioned that there are one or two new policies and other policies were renumbered. He
reviewed EN-25. He spoke about costs related to constructing a bridge versus maintaining a culvert. The
amount to maintain culvert offsets construction costs of a bridge. The life expectancy of a bridge is
significantly more than a culvert. He reviewed EN-26 which is policy to identify wildlife corridors.
Councilmember Singer asked why the City does not identify corridors versus relying on developers to
identify. Environmental Compliance Manager Nix replied that the City should. With the new SAO, City
will get a stronger integration of wildlife habitat area with development. The idea of the policy is to link
corridors and minimize hindrance to the movement of wildlife. Councilmember Singer thinks the individual
developer will propose what is best for him. Environmental Compliance Manager Nix said that the SAO
will help identify the areas and will be integrated with SEPA process.
Councilmember Singer suggested revising the language and Environmental Compliance Manager Nix
suggested wording of 'collectively work together'. Chairman Borden suggested that developer comes in
to present the idea of corridor beforehand. Councilmember Singer asked if a development can be
stopped because of wildlife corridor. Environmental Compliance Manager Nix said the SAO has a
reference to wildlife corridors and identifies what development will be required to do.
Chairman Borden referred to the recent conversations with King County regarding urban separators for
wildlife. However, this area was not contiguous for any wildlife. Councilmember Singer would like see
language that City shall require protection of identified corridors and protection of the whole Mill Creek
corridor. Environmental Compliance Manager Nix understands and will reword this policy. The policy
regarding noxious weeds was reviewed, The City already strives to deal with this issue through
Maintenance and Operations.
Chairman Borden referred to EN-52 and asked if a mineral extractions operations can be expanded.
Planning Director Krauss said the restoration part was pre..empted by the State. The operations cannot
expand beyond boundaries.
Chairman Borden referred to EN-80 regarding hazardous materials and non-conforming uses. Is the
storage area by the train tracks considered to be non-conforming? Planning Director Krauss said the Don
Small petroleum storage adjacent to the train tracks is a concern to the Fire Department. There are large
propane tanks on other side of the railroad tracks. Chairman Borden said the paragraph speaks to within
2,000 feet of the hospital and could the City assertively seek for the removal of the tanks. Planning
Director Krauss will get feedback from the Fire Department. The railroad also has material that City has
no control over.
Environmental Compliance Manager Nix reviewed EN-86 which will help City's liability in dealing with
issues. He reviewed EN-89 which is the updated stream map. Councilmember Singer referred to EN-16
about wetland mitigation and water retention and Environmental Compliance Manager Nix answered her
questions. SEPA allows flexibility if it can be demonstrated that impacts can be mitigated.
Community Development Administrator Osaki reviewed PT 9 which deals with truck route designations.
Terminal Park planning process was mentioned. Planning Commission discussed this policy/text
amendment at length. They did not feel comfortable making any changes to the truck routes and wanted
to defer to the Terminal Park residents. Planning Commission wanted to send messages to Council.
They want Council to review the truck route ordinance in order to mitigate issues associated with gravel
trucks on 12"~ Street SE. They also recommended that Council review language in truck ordinance
related to traffic origins and destinations, and ways to control local truck traffic through local streets.
Community Development Administrator Osaki reviewed PT 10. Councilmember Singer wanted to talk
about the Non-Motorized Plan and supporting it more aggressively.
PAGE 5
MINUTES OF PLANNING AND COMMUNITY DEVELOPMENT COMMITTEE OCTOBER 14, 2007
5. Valcon Central Irrigation Control System for Parks Department
Parks Development Manager Scamporllna p~esented the staff report. The City receives credit for water
conservation. Councilmember Singer made a motion, seconded by Councilmember Brothers, to
recommend approval. Chairman Borden concurred.
6. Resolution No. 3525 - King County Arts Commission Grant
Parks Development Manager Scamporllna presented the staff report. Councilmember Singer made a
motion, seconded by Councilmember Brothers, to recommend approval. Chairman Borden concurred.
7. Resolution No, 3635 - Senior Center Travel Agreement
Parks Development Manager Scamporlina presented the staff report. Councilmember Singer made a
motion, seconded by Councilmember Brothers, to recommend approval. Chairman Borden concurred.
DISCUSSION:
1. Zoning Code Amendment Related to Mobile Vendors
Community Development Administrator Osaki commented that the person he has been dealing with on
this issue is not here tonight, but two others are. A person inquired about establishing a unique concept
ora mobile vendor restaurant fi-om a converted school bus with inside seating. They would arrive and
locate at a certain site and stay from 8 am to 8 pm and then go to the commissary to restock. The Zoning
Code does not deal with mobile vendors at all and the use is not allowed, Proponent submitted a letter
requesting that the Zoning Code be changed. Kent's East Hill has a similar mobile vendor bus located
behind a gas station. The proponent submitted a letter from City of Kent. Staff contacted several cities
including Yakima. Yakima had code enforcement issues such as litter problems. Yakima wishes they
had foresight into potential problems. King County and Kent have allowed mobile vendor buses. Staff is
not proposing any Zoning Code changes now; only research into the matter. Staff needs to reseamh how
such an operation works in other cities. The proponent may be establishing a business in Tacoma or
Lakewood. There are issues about site improvements because the issues of transient nature.
Councilmember Brothers asked if the bus would be located on private property or on public streets and
Community Development Administrator Osaki replied that this proposal was on private property. The City
of Pasco regulates such business in two ways. Councilmember Brothers asked if the Health Department
does inspections or follow up and Community Development Administrator Osaki said all Health
Department regulations will apply. Councilmember Brothers asked if there are hygiene facilities for
patrons and Community Development Administrator Osaki said proposal allows for restrooms on site, but
not necessarily in the bus.
Planning Director Krauss commented that the site where originally proposed was the old Small's gas
station on Auburn Way South by Hwy. 18 and Cross Street adjacent to the new MultiCare Clinic. Such a
business is not be consistent with Downtown Plan goals. Staff has concerns about such a business being
in downtown and elsewhere.
Councilmember Brothers has seen mobile vendor buses in other countries and thinks that in certain areas
it could be beneficial such as a temporary use at aball field, lake, etc. The City asks restaurants to make
substantial investments in buildings and infrastructure and it is not wise to open the door to mobile
vendors. He cautioned staff to go very slow on the proposal and thoroughly investigate before acting on
or changing anything in Zoning Code to allow such a use. He does not want to see a proliferation of
mobile vendor buses. The proponent said that Tacoma approved the use of one bus. Councilmember
PAGE 6
MINUTES OF PLANNING AND COMMUNITY DEVELOPMENT COMMI'i-iEE OCTOBER 14, 2002_
Brothers commented that different cities have different preferences about what they want their cities to
look like.
Councilmember Singer said that the City must think about the next person who might want to do the same
proposal. Once the code is changed, you cannot stop the additional mobile vendor businesses because
you cannot limit competition.
Councilmember Singer agrees with Councilmember Brothers' comments and Chairman Borden
concurred. Committee agreed to a wait and see approach and see how such a business works in
Tacoma. Auburn is more conservative than Tacoma. In response to the proponent, Chairman Borden
said the Committee and staff have concerns about information provided related to litter, Health
Department requirements, etc. Councilmember Singer suggested that staff check with the code
enforcement offices in other cities about violations by mobile vendor buses.
Planning Director Krauss also wants to discuss the proposal with the Chamber of Commerce and Auburn
Downtown Association. He is concerned that Auburn already has six or seven Mexican restaurants in
town. Those business have constructed buildings, met Code, pay taxes and take care of storm water, etc.
They would have concerns about another business coming in and not having to do any of the costs that
they did. There are concerns about such a business located in downtown. The derelict gas station does
not fit in with the Downtown Plan. The City does not have any lunch wagon regulations. The lunch
wagons do not stay in one place. They visit businesses only long enough for employee breakfast or lunch
breaks. They have permission of the business owner to be on site and serve employees. Lunch wagons
only serve the on-site employees of the businesses.
Chairman Borden remarked that the applicant's business may be welcomed, but only if located in an
existing building, not a mobile restaurant. Planning Director Krauss explained about the lunch wagons in
town now that visit particular businesses, dudng particular times, cater to specific buildings and their
employees.
Councilmember Singer said that this mobile vendor would stay all day in one spot versus 15 minutes in
one area like a lunch wagon. Councilmernber Brothers said that a lunch wagon serves a specific
business with no walk in customers. Lunch wagon serves only the employees of specific business during
break time. The proponent envisions a mobile bus being in place for 12 hours with all kinds of drop in
traffic.
Planning Director Krauss said that if the proponent if went around to Boeing or GSA on their breaks and
served in the same way as a lunch wagon, they would not need permits, just Health Department approval.
Councilmember Singer said the proponent cannot go to the same place every day as a fixed place of
operation.
Chairman Borden has concerns about mobile vendor setting up their business next to another business
that has made an investment Jn downtown and competing against that business. The proponent said their
truck costs $75,000 and that some restaurants invest little in their buildings. He will be paying taxes.
Planning Director Krauss remarked that the proponent is not paying any property tax or utility tax.
Councilmember Singer also said that the proponent is not paying for any utility hook up fees.
Councilmember Brothers said that he has philosophic problems about mobile vendor competing with fixed
business restaurants. Mobile vendor will not be paying the same costs as fixed restaurants. One mobile
vendor is one thing - more than that is a problem. Mobile vendors will change the character of the City
enormously. He has not heard that citizens want this type of business and he is not supportive of this
mobile vendor. This is not a good direction for the City to go in for commerce. Mobile vendor might be
appropriate in El Paso or southern California, but it is not appropriate for Auburn. This is not a desirable
or necessary or needed service in town.
PAGE 7
MINUTES OF PLANNING AND COMMUNITY DEVELOPMENT COMMITTEE OCTOBER 14, 200?
Chairman Borden is aware that the proponent does not like the answer the Committee gave him. The
Committee is in full agreement that having a mobile vendor bus is not a good step for Auburn. She
understand that he has trouble realizing this. Councilmember Singer said that the Committee must think
about the next person too as well as established restaurants. She agrees with Councilmember Brother's
comments.
The proponent stated they are opening a busines~ in Tacoma, What proof does the Committee need to
allow them to open a bus ness in Auburn? Chairman Borden explained that the Committee does not have
any interest in every allowing mobile vendors into town. This type of business would not be good for the
City or other established businesses.
With no further items to come before the Committee, the meeting was adjourned at 7:20 pm.
Submitted by Patricia Zook, Planning Secretary,
Approved by the Planning and Community Development Committee on October 28, 2002.
PCDC~VlIN\10A-2002
PAGE 8