HomeMy WebLinkAbout03-08-2004MINUTES OF PLANNING AND COMMUNITY DEVELOPMENT COMMITTEE MARCH 8, 2004
The regular meeting of the Planning and Community Development Committee was held March 8, 2004
in the Council Chambers of Auburn City Hall. Those members in attendance were as follows:
MEMBERS PRESENT: Sue Singer, Nancy Backus and Lynn Norman
STAFF PRESENT: Paul Krauss, David Osaki, Sean Martin, Bill Mandeville, and Patti Zook
The meeting was called to order by Committee Chair Singer at 5:00 p.m.
PUBLIC HEARING
1. WSC03-0018 Randy Goodwin
Chair Singer opened the public hearing. Community Development Administrator Osaki presented the
staff report and explained the process. Staff recommends approval with conditions.
Chair Singer said from site plan it appears that 314th Street is intended to cross and hook up to Road A.
Community Development Administrator Osaki said that the property to the west is junkyard and that
property is not part of this proposal. Currently there are no permits or projects for that property.
Chair Singer referred to King County minimum density requirement and wondered if this is a new
requirement in the last few years. Planning and Community Development Director Krauss replied that
King County has actually done this for some time now and is in the process of increasing the minimum
density. King County's belief is that higher density should be encouraged within the urban line. It is the
developer's obligation to meet minimum density requirements.
Chair Singer said the proposal looks like zero lot line development. Shupe Holmberg, representative for
the applicant, whose intent is to develop and build single family homes which they opted to do rather
than try to maximize the site with multi-family. The property is zoned R12 and could take 48 apartment
units.
Councilmember Norman wondered about jog to 314th Street from Road A to connect with 124th Avenue.
Chair Singer is concerned about traffic connection. Mr. Holmberg clarified that eventually Road A will
eventually be developed as a full street; 314th will come to Road A. Part of 314th is barricaded. He
clarified location of right in/right out access. No direct access will be allowed from or to 316th.
Chair Singer closed the public hearing. Councilmember Norman made a motion, seconded by
Councilmember Backus, to recommend approval with conditions as outlined in the staff report. Chair
Singer concurred.
RECESS AND RECONVENE IN CONFERENCE ROOM 1 at 5:15 p.m.
ACTION
1. Approval of Minutes of February 23, 2004 Meeting
The minutes were approved.
2. Resolution No. 3700- Cultural Development Authority of King County Grant
Councilmember Norman presented the staff report. Councilmember Norman made a motion, seconded
by Councilmember Backus, to recommend approval. Chair Singer concurred.
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DISCUSSION:
1. Accessory Dwelling Units
Senior Planner Martin gave a brief synopsis, spoke about the difference in the intent of the code and
where staff needs direction or clarification and gave examples. Planning and Community Development
Director Krauss said the regulations were merged from an old ordinance and staff is looking for more
flexibility. There are few lots in Auburn that are appropriate for accessory dwelling unit development
because of the small lots in town. Staff would like as much flexibility as possible. An amnesty program
is being developed which he explained. He spoke about the parking requirements.
Chair Singer likes the idea of flexibility. She wants conflict removed from the regulations and suggested
that staff come back with recommended language. Senior Planner Martin commented that issue 1
(described in the memo) could be resolved clearly since it is an interpretation over how to implement.
Chair Singer wondered about the ADU being limited to the percentage of the main building and Planning
and Community Development Director Krauss said the ordinance says one unit must be subservient to
the other. Senior Planner Martin said the ADU cannot be bigger than 800 square feet or half the size of
the principle structure.
Chair Singer wondered how staff feels about garage conversion. Councilmember Backus commented
that language talks about conversion. Senior Planner Martin commented that definition of ADU says
'self contained'. That sentence causes confusion.
Planner Mandeville spoke about an issue staff is trying to address. An ADU might force parking onto the
street or have the driveway full of cars. Another issue was that an ADU would be detached like turning a
shed into an ADU. An ADU must have a kitchen and bathroom.
Chair Singer asked about problems with that or problems with permit issuance. Community
Development Administrator Osaki gave example of someone who had a detached swimming pool
equipment room and wanted to change it to an ADU. Nothing in the regulations said they cannot do.
The person did the ADU in good faith and met other requirements for size. Staff wants to see if PCDC
supports this or not and spoke about the possibility of changing the code.
Councilmember Norman commented that land in annexed areas will be a different scenario than on the
valley floor. Planning and Community Development Director Krauss said that structures in the annexed
areas would be grandfathered. Senior Planner Martin mentioned the original function of an ADU for
detached garage and if PCDC wants to retain this purpose.
Chair Singer can see the need for requirements for additional parking space to have the ability to park.
Planning and Community Development Director Krauss said property owner must demonstrate where he
can put parking. He doesn't see a reason to maintain the garage space and City may want a
requirement for architectural consistency. Chair Singer said this would take care of design issues.
2. Outdoor Storage in the M1 zone
Community Development Administrator Osaki advised that the March 1 cover memorandum wasn't in
the agenda packet. The memo talked about developing series of discussion questions. This memo was
distributed at the meeting and e-mailed to Committee earlier in the day. Memo contains information
about the number of M1 zoned parcels. The bulk of land zoned M1 is relatively small. When working on
formulas, use building footprint and lot size. On larger parcels of 15-20 acres, allowing 50% for outdoor
storage could be substantial.
Community Development Administrator Osaki spoke about the upside and downside. Some larger M1
parcels have a small building footprint. Roger Scott who submitted Comprehensive Plan amendment,
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has a parcel about three acres. His site plan was in the agenda packet. He had a building on the parcel.
He reviewed the discussion questions. He talked about existing code requirements and what other cities
do, what types of screening is appropriate because some cities had Iow height requirements. Some
cities have administrative authority and alternative screening. Auburn's is hierarchical depending on the
amount of outdoor storage. He spoke about any additional performance standards such as paving
outdoor storage areas.
Chair Singer wants discussion at next PCDC meeting with idea of having only certain section of M1
available for outdoor storage, and is this is creating more M2. Certain parts of M1 could be allowed
instead of allowing in all M1.
Community Development Administrator Osaki commented that City of Renton does that because they
have light industrial, medium industrial and heavy industrial. Auburn only has two classifications. Going
to three zones would require creating a new separate zoning district specific for outdoor storage and
rezoning lots of property.
Councilmember Norman advised staff to work with the two existing categories and reference what
industrial property is adjacent to. Councilmember Backus said if M1 abuts residential property then has
different requirements such as screening.
Chair Singer wondered if City is trying to accommodate only contractor's yards. The letter from UPS
mentioned no large M2 available land. Planning and Community Development Director Krauss is not
sure if there is anything that meets their needs. There is industrial warehouse development in Sumner
because Auburn is running out of land.
Councilmember Norman said in looking at information from Sumner, she has a problem with reference to
specific foliage. She wants staff given direction and discretion or flexibility if there are special
circumstances. Community Development Administrator Osaki remarked that the difficult part of the code
this code amendment is the percentages. What percentage based on building footprint/coverage?
Councilmember Backus asked about percentage for Roger Smith and Community Development
Administrator Osaki replied that Mr. Smith indicated he would like to use the side and rear with a 10 feet
screen. This is about 50 percent of the property.
Councilmember Backus said storage needs to be in the rear of the property and Chair Singer said it
depends on what property owner is trying to screen from. Chair Singer wants staff to come back in two
weeks with percentage recommendation. Community Development Administrator Osaki spoke about
policy direction in Comprehensive Plan on limitation of outdoor storage in M1 zone.
Chair Singer would like examples of what sort of proposals could come forward. She spoke about cars
on 37th Street that are supposed to be inside the building. Senior Planner Martin said the City could
revoke his conditional use permit. His issue is that he can't do his business with that condition. Fred
Poe authored the condition. Staff wanted to deny the CUP because staff knew the applicant wouldn't
comply with the condition. The City has tried to enforce the condition several times.
Councilmember Norman asked about AAA Recycling. Planning and Community Development Director
Krauss said this is essentially a junkyard and belongs in heavy industrial zone. It was previously located
on railroad property and the City couldn't exercise control over railroad property. AAA Recycling didn't
get permits when it relocated. The City found out and told them they couldn't be in that location.
Railroad property is heavy industrial. They were given 90 days to find another site. Councilmember
Norman said the article in the paper inferences that the City let them move there.
Community Development Administrator Osaki advised Mr. Scott the code amendment process for
outdoor storage in M1 issue would take approximately three to five months which is consistent with Mr.
Scott's needs.
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3. Neighborhood Planning Process
Chair Singer reminded that the PCDC that the downtown plan area for the next study area. Planner
Mandeville spoke about the Council workshop last year that had discussion about the process, about
ways to revise, change or improve the process. Staff would like direction from the Committee. She
recalls talking about integration into all the processes and relationships with Planning; Public Works
coordination is better.
Planning and Community Development Director Krauss spoke about support from staff and departments
and good dialogue with neighbors. CDBG paid for Terminal Park playground equipment installed by the
Fire Department.
Chair Singer asked about the housing repair program and going into neighborhoods and working on
blighted areas and if there is a policy where this neighborhood could get first priority for housing repair
money. Planner Mandeville said the City could pursue a strategy and Chair Singer would like to see the
City get the most for its money and throw everything at a specific neighborhood. Planner Mandeville
said that half of the housing repairs were performed on mobile homes, which are really trailers. Chair
Singer aid the City needs a new strategy for dealing with mobile home repairs.
Planning and Community Development Director Krauss said City has a historic inventory and for
Terminal Park staff did a number of open houses and handed out home repair applications. Planner
Mandeville said in the past City tried not to have a neighborhood plan become an action plan that would
have fiscal impart on the City and tried not to increase expectations of what the City can actually do.
There is question of parity between neighborhoods and other issue is needs, demands of public being
greater than what can be satisfied. He distributed copies of final Terminal Park Plan which had little or
no fiscal impact and tried to do as part of original orders, look at delivery of existing services, how to
focus services, access to services, and how to integrate plans into neighborhood.
Chair Singer said time wise, the Terminal Park Plan seemed to take a very long time between meeting
with the residents and actually getting the Plan done. How can the process be speeded up? Planner
Mandeville said actual time from start to preliminary draft for review was about 9-12 months. The Plan is
considered a mini Comprehensive Plan, has the same elements as the Comprehensive Plan, Plan will
become special planning area in the Comprehensive Plan when finalized and will show up on
Comprehensive Plan map.
Planning and Community Development Director Krauss believes there should be less focus on the
document and more on specifics of what trying to accomplish. Planner Mandeville spoke about trying to
reduce the number of policies in the Comprehensive Plan. When Terminal Park Plan is adopted it will
add 50 more policies. Councilmember Norman asked what was greater neighborhood goal of deciding
who is the focus? She could imagine a Lea Hill area coming in and asking how they qualify? When is it
our turn?
Councilmember Backus asked about a policy in place for future selection and Planning and Community
Development Director Krauss said staff originally proposed a program years ago with the idea of
addressing decline of certain neighborhoods. Planner Mandeville referred to his notes from 1996 that
speak about general criteria such as neighborhood preservation and fighting crime.
Councilmember Norman said if there is criteria in place, though not official, there is concern about not
being clear of the expected or hoped for results. When starting with momentum, but the processing too
long it is discouraging; There needs to be a manageable process and at the end of the year have
something to show.
Planner Mandeville said that originally he looked at City of Vancouver's program. They have much
larger staff and have about 20 neighborhood plans. He explained their planning process which is tied
into budgetary process, not the Comprehensive Plan. Their emphasis is to channel ideas to existing City
services. There are unique differences between the programs.
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Planning and Community Development Director Krauss heard Chair Singer's comments regarding
quicker process and staff can shoot for an action plan type concept. Regarding policies for selecting
neighborhoods, cities that do good neighborhood programs involve all different types of neighborhoods.
Councilmember Norman would like to see a couple pages of conceptual idea of why we are doing
neighborhood planning and criteria, but keep it simple. What is the program about? Include a concise
description of what the program is so it serves an immediate purpose. With staff and Council changes
there needs to be consistency, guidelines and basic material is already there, but needs to be in succinct
form.
Chair Singer never anticipated the Terminal Park Plan being as detailed as it is. It is now a historical
document. Councilmember Backus wants to see resources to accomplish goals rather than a paper
document. Councilmember Backus is concerned about staff getting bogged down in administrative
details and wasting resources that enhance the outcome.
Chair Singer has attended classes on working with the public and which advise not to spend lots of time
and to show results quickly. Planner Mandeville commented that Terminal Park is 43 percent owner
occupied and had the highest mobility rates in the City. He talked about how stakeholders were
organized, general meetings, the planning process, workshops, discussions, etc. Chair Singer mentioned
that Terminal Park group was making decisions about White River Church, but had no communication
with the Church. Someone has to make contacts with involved parties before policies are on paper.
Planning and Community Development Director Krauss said if the plan is a component of
Comprehensive Plan, then agency review is required as part of SEPA review. If the plan is just
operational, this can be done with two or three neighborhood workshops which will shorten the time
frame. Staff will do an operational plan in order to get the process going quickly. Chair Singer stressed
at the end of process the results need to be more impressive than the plan.
4. CAPER (Consolidated Annual Performance & Evaluation Report)
Planner Mandeville said Council will have a public hearing on March 15. He talked about the public
review period and incorporating revisions. He provided information on previous projects such as
JCPenney building, park view homes, Children's Therapy Center. He provided information on the
number of houses repaired, number of disabled adults helped, and reviewed statistics.
Chair Singer wants a report from Daryl Faber about Tobacco Reduction Program. She referenced page
2 and asked for clarification of accrued and unencumbered which was provided. She mentioned the
domestic violence program and wants an update on this program. She also wants a discussion in the
future on the housing repair program. Some cities don't give any money to agencies; this policy hasn't
ever been reviewed in Auburn. There are agencies that have received funding for many years and
agencies assume this will continue. The City needs to look at this again and discuses at the Committees
of the Whole.
Planner Mandeville advised the PCDC might want to sit down and talk with the Human Services
Committee. Chair Singer agreed that HSC needs more direction from PCDC. However, Councilmember
Norman doesn't want to pull the rug out from under agencies depending on money. Chair Singer
commented that what she wants is goals for this, targeting specific blighted areas and get accomplished
versus spreading a little all over. She doesn't want to wait until the end of the year for discussion.
Chair Singer referenced page 2, 2.2, Accessory Dwelling Units, and said the City has done this for years,
policies are in place for years. This is outdated and needs to be revised. Chair Singer referenced page
5, 3.2, Terminal Park Plan, says completed, but no accomplishments are listed.
Councilmember Norman referenced page 13, Neighborhood Revitalization Plan, and asked for
clarification. Planner Mandeville said this pertains to HUD program. CDBG doesn't allow neighborhood
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revitalization program, but allows funds targeted for economic development of neighborhood have to
organize into neighborhood association with half residents being Iow income.
Chair Singer referenced page 5, 3.6 about after school program and Planner Mandeville said the after
school program is no longer funded from the Planning Department. City funded in general fund and
Parks Department. Chair Singer referenced page 6, regarding economically integrated with rich/poor in
same neighborhood and what this means. Planner Mandeville said HUD advocates this, not to have
economically segregated neighborhoods so you can't distinguish between old and new.
Chair Singer referenced page 7, recreation facility improvements and City is working with the Rotary and
service clubs so this needs to be added. Someone needs to explore the read and feed program which
she explained. Chair Singer referenced page 7, 6.2, education training, and look at funding the career
fair.
Chair Singer referenced page 8, and talked about property across the street for CDBG money if
necessary, and building behind Schucks's is a good place to utilize section 108 funds as the City needs
to do something there to generate jobs. Chair Singer referenced page 8, 7.1, long range planning, and
said this was accomplished years ago and needs to be updated. Item B, spell out KCCORE and
WSHRC.
Chair Singer referenced page 9, item D, second paragraph, talks about emergency, and asked if Auburn
is paying for more than Auburn residents. Staff needs to double check and make sure only Auburn
people are being served. Planner Mandeville said it is hard to determine how many Auburn residents are
homeless or become homeless. There is an amount of staff time to gather information, using regional
data for human needs. Plan is that want to do our part to invest in regional problems.
Chair Singer referenced page 10, bottom, no specifics about what improvements are requested. Planner
Mandeville clarified that only written comment was from Julia Bruce, HUD representative and they were
only technical comments.
Chair Singer referenced page 12, D, and asked for clarification of national objective. Planner Mandeville
referred to the appendix matrix that talks about national objectives. She doesn't see that the City has
used CDBG effectively to eliminate slum and blight even though we have been talking about this for
years.
Chair Singer asked for clarification about classification of different races. It appears that white and
Hispanic are being combined. The Hispanic population is increasing and might change the numbers
significantly. Planner Mandeville said that Hispanic is not a race, but rather an ethnicity. Chair Singer
said the Federal government wants specifics too, and is concerned that Auburn is not planning to meet
new needs and won't have exact numbers of who it is serving. Planner Mandeville spoke about
classifications in US Census. Chair Singer said this needs to be discussed for human service needs and
need a report on meetings with community and what human services needs are.
OTHER BUSINESS
Councilmember Norman spoke about a vacant house of Main and Pike and wondered what is going on
because the house is a blight on the neighborhood and Main Street. She agreed with a letter writer.
When talking about neighborhood planning, if the City can't do anything to deal with these types of
situations then they can't just come up anywhere. Chair Singer mentioned two boarded up houses on A
Street SE that were razed and discussion should be held at PCDC.
Chair Singer asked about the blue ribbons on trees and poles all over town and who is responsible for
removing the blue ribbons.
Chair Singer referred to a new position in the Parks and Recreation Department and wants to know what
that person will be doing and wants to discuss this at the next PCDC meeting.
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Chair Singer expressed concerns about crime at Scottie Brown Park and wants to discuss this at the next
PCDC meeting.
ADJOURNMENT
With no further items to come before the Committee, the meeting was adjourned at 7:30 p.m.
PCDC\MIN\03B-2004
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