HomeMy WebLinkAbout05-09-2005
PLANNING & COMMUNITY
DEVELOPMENT COMMITTEE
MAY 9, 2005
MINUTES
I. CALL TO ORDER
Chair Lynn Norman called the meeting to order at 5:00 p.m. in the Council
Chambers located on the first floor of Auburn City Hall, 25 West Main
Street, Auburn, WA. Committee members present were: Member Gene
Cerino, Member Sue Singer. Member Nancy Backus was not available.
Also present were Planning and Community Development Director Paul
Krauss, Public Works Director Dennis Dowdy, Community Development
Administrator David Osaki, Environmental Protection Manager Aaron C
Nix, Development Services Coordinator Steven Pilcher, Utilities Engineer
Duane Huskey, Senior Planner Mitzi McMahan, Planner Bill Mandeville,
Transportation Planner Tiffin Goodman, Planning Secretary Carolyn
Brown, and Mayor Pete Lewis.
II. APPROVAL OF MINUTES
A. April 25, 2005 Meeting
Stand approved as read. Chair Norman moved to accept the
minutes. Member Cerino seconded.
MOTION CARRIED UNANIMOUSLY. 3-0
III. ACTION
A. ANX05-0002 Nichols Annexation.
The Committee held a brief discussion on the annexation
request with discussion about drawings developed by the
applicant illustrating a possible future development scenario.
Member Singer moved to recommend to City Council approval
of ANNX 05-0002. Member Cerino seconded.
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MOTION CARRIED UNANIMOUSLY. 3-0
B. ANX05-0003 Christ Church Annexation
Discussed the fact that one parcel belongs to the church. Two
other parcels attached to the annexation will be developed.
Member Singer moved to recommend to City Council approval
of ANNX 05-0002, subject to an affirmative statement from the
Fire Department that supports the annexation. Member Cerino
seconded.
MOTION CARRIED UNANIMOUSLY. 3-0
IV. DISCUSSION
A. Ms. McMahan and Mr. Pilcher presented an update on the
Downtown Design Standards. Mr. Pilcher presented a working
draft of design standards for the Urban Center. The Downtown
Plan discusses three distinct areas: Main Street; other
commercial and industrial lands; and residential areas.
Different standards apply to each of these areas.
Basically the concept is to use an overlay zone and not to
change the existing zones. The Committee discussed some of
the concepts, such as the use of neon, as it is currently
addressed in the Downtown Plan. Chair Norman said they
want to encourage the use of neon as art and not just as
signage. (Mr. Pilcher noted the Downtown Plan discourages its
use except in signage). Neon could be used as artistic
emphasis to accentuate the elements of the building. The
Massey's building was cited as an example.
Mr. Pilcher said that a statement could be added to allow the
use of neon as ornamentation for period architecture or as a
symbol of a business. Mr. Cerino said he would like to keep
down the "garishness" often associated with neon. Mr. Pilcher
stated staff would like to see language that would allow
requests to be processed administratively, and he would like
to see the language in the City Code. Ms. McMahan added that
neon could be reflective of the business, such as a coffee cup,
a diamond, or similar designs that are reflective of the
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business. The Committee discussed whether or not to have a
standard. Member Singer added maybe the process could be
through the Planning Commission. The Committee then
directed staff come back to a future meeting with more
information.
The Committee expressed some concern with how the
standards would be applied to existing buildings. For example,
does the percentage value of construction standard apply to
only the building or the building and land together? Staff will
make modifications to the existing language to provide
clarification.
There was a discussion as to how buildings will be massed on
a site. Member Singer asked how far east will the guidelines
apply. Staff replied all the way to F Street SEINE. There
followed a discussion on what would happen if an existing
building, that currently has parking in front of the building, is
torn down. Under the draft urban center standards, parking in
front of buildings would be limited to no more than 64 feet of
street frontage. The parking should ideally be located to the
rear of the building. The Committee discussed locating
parking in the front of a business as opposed to the draft
standard of parking in the rear of the business.
The Committee then discussed building wall articulation and
modulation and draft standards regarding the size of awnings.
Mr. Krauss stated that the awning size is dependant on the
sidewalk width. Member Singer asked if awning requests
would have to go through a special use permit process. Mr.
Krauss answered yes, that such awnings require a right-of-
way use permit. Mr. Pilcher added that an awning is to provide
pedestrians some relief from the elements. There was a
discussion on the various materials that could be used, such
as glass and metal awnings and Member Singer said she
would like to see the code not be so restrictive. Chair Norman
said the Committee should decide on something that is a
workable plan for staff and potential land owner.
The issue of remodeling existing residential homes was
discussed. Any new construction would be under the new
standards. Chair Singer inquired as what would keep someone
from tearing a house down to the foundation and doing a total
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remodel. Mr. Krauss answered in some areas the only way to
build a new house is to use the existing foundation. The
Committee discussed reasons for certain siding treatments
and Mr. Pilcher added that the use of horizontal siding would
keep the flavor of a historical area.
The Committee stated it would prefer the residential standards
only apply to new construction so as not to discourage the
maintenance and improvement of existing homes. Mr. Pilcher
stated that staff will come up some alternatives.
There was a discussion on the height of buildings along Main
Street. Chair Norman would like to see Main Street continue
as it is now. Member Singer added that most of the tall
buildings are off Main Street. Mr. Krauss stated land values
are very high so developers will want to go up. Mr. Cerino
added that too many restrictions could eliminate someone
from developing unless it is the whole block. Ms. McMahan
said the draft standards were written with the intent to
maintain the Main Street feeling. The Committee also
discussed what is wanted on Main Street and that building
color is a big issue. Staff will review how other cities treat the
issue of color in design standards. Also, Mr. Krauss stated
that ground level windows will help and Ms. McMahan said a
brick façade is a good treatment. Mayor Lewis added that
whatever faces Main Street should have the appearance of a
retail storefront.
The draft design standards will be added to the agenda of the
May 23 meeting.
B. An update on the Auburn Environmental Park (AEP) was
presented by Mr. Nix and Ms. McMahan. Mr. Nix stated that
Planning, Parks and Public Works are working very hard in
pursuing the goals and objectives outlined by the Mayor and
Council. Staff is looking at several components and
considering the vision for the future of the AEP.
Chair Norman asked what is the time line for bringing
something forward to the City Council. Mr. Nix stated that the
wetland delineation study will be complete at the end of the
week as well as detailed survey work. Significant work has
already been completed by the utilities in Public Works on
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ground water and the Mill Creek Floodplain Study. Mr. Nix
said that David Evans and Associates is completing the
feasibility report and it should be made available very soon.
No fatal flaws were identified and the report gives staff
something to work from.
Ms. McMahan then distributed some additional information to
the Committee including background as to the pictures on the
marketing poster. She had taken a tour and took pictures of
similar sites as the Environmental Park and found that they
could provide useful information. The Portland office of David
Evans and Associates has done a great job on providing
information to the City. Ms. McMahan said a kick-off meeting
will be on June 16 at the Truitt Building and she has asked
someone from the Audubon Society to speak about special
opportunities to help with funding. She and Mr. Nix will be
going to the May 18 meeting of the Audubon Society and will
speak to them about the Auburn Environmental Park.
On a different note, the Audubon Society will be donating plant
material for the base of the sign along the Interurban Trail for
Clean Sweep. Mr. Nix said she is still working to garner
additional support on this effort. There will also be an item on
the City web home page, and the Auburn Reporter will run a
feature story.
Member Singer asked if staff has been working with the Green
River College. Mr. Nix answered yes and that there are also
other schools that want to come and work with the City on the
project. Ms. McMahan stated that it could be a pilot program
for environmental studies, specifically Reed Canary Grass
elimination.
There was additional discussion on funding that still needs to
be completed this is discussed the David Evans report. Ms.
McMahan has asked a group called Enviro Issues to determine
items that need to be funded, such as land acquisitions. Chair
Norman stated that one item that appears to be missing is that
the funding for the AEP is not coming from the tax base and
the public needs to know how the money is being raised. Mr.
Nix stated that OPM will playa key role in funding the park
(staff and the consultants have a significant list of potential
funding resources), but that the Committee needed to keep in
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mind that seed money for studies was essential to the
project's success. Ms. McMahan answered that staff could
come up with a way of showing how the Park is being funded.
Staff will continue to attend future meetings with updates.
C. Mr. Krauss provided information to the Committee regarding
commercial uses in Industrial Zones. He stated the area south
of the SuperMall is one good example of where liberalizing
commercial uses in the Industrial districts would be beneficial.
This change would give the property owners additional
options for their property. If the Committee is comfortable with
moving forward, staff will draft an ordinance and proceed
forward with the changes. The Committee concurred with this
approach.
D. Mr. Osaki provided an update on the Sign Code stating the
sign code had been under review by the Planning
Commission. Based on information provided to the Planning
Commission regarding recent sign related legal decisions, it
was decided that the sign code needs to be revisited by the Ad
Hoc Sign Code Committee. Staff will bring the new information
back to a future PCD meeting.
E. Mr. Krauss asked Mr. Osaki to give a brief update on the West
Hill Annexation Pilot Program and Joint Development Standards
Mr. Osaki stated that originally there were supposed to only be 3
joint meetings but, because of good results and progress, they
have now met four times with a fifth meeting scheduled in late
May.
Staff will be bringing the results back to PCD and the Public
Works. Also, although the meetings initially focused on Auburn
West Hill PAA along with Federal Way's easterly PAA, the
meetings have raised the question of whether to apply joint
standards to the Lea Hill area.
Tentatively staff will come back to the PCD meeting on May 23
with an additional update.
F. Mr. Krauss led a brief discussion regarding the North Lake
Tapps Interjurisdictional Plan. He stated that the City was
invited to participate in a study with Sumner and Bonney Lake
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to decide where the potential annexation area and utility
service are boundaries should be in north Pierce County area.
Bonney lake has no immediate plans for annexation in this
area and Sumner's annexation area is already located on top
. of the hill. Each city will pay their share to put this study
together. It is possible that Auburn could be in a position to
annex North Lake Tapps. The City is looking at all levels of
service including fire, transportation, and water, as well as
how the lake will still be used, for now, as recreation. The
study will help to define the level of services needed.
Mr. Krauss finished by saying staff will keep working and will
keep the Committee appraised of what is happening.
Member Singer asked if it is a regional plan. Mr. Huskey said
the storm drainage facilities and infrastructure in Pierce
County could not be up to City standards. This could be an
issue if the City needs to replace such infrastructure.
Mr. Krauss finished by saying staff will keep working and will
keep the Committee apprised of what is happening.
G. Ms. Goodman brought the Committee up-to-date on the
Transportation Plan. They discussed and reviewed the
applications for the Transportation Plan cover.
The final choices will be presented at the City Council meeting
of Monday May 16. Ms. Goodman would like to know if staff
should just select the winner or if the City Council would like
to select Staff could pick the top three. Ms. Goodman will
make the entries available in the Council room and include a
form to vote. Chair Norman asked if everyone could vote by
Friday morning. Ms. Goodman would like to notify the winner
so they would attend the Council meeting.
On the'Transportation Plan itself, Ms. Goodman will come
back to PCD with a draft list of policies. Also, she said she will
take the draft to the Planning Commission on June 7.
Member Singer asked how the non-motorized plan is being
coordinated with the rest of the plan. Ms. Goodman stated she
will also bring the non-motorized chapter back to the
Committee meeting on June 13.
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H. This item was added as a modification to the agenda. Mr.
Dowdy discussed the development of the Kent watershed
area. This item was also on the Public Works meeting agenda
earlier in the afternoon. Mr. Dowdy discussed several of the
roads that are planned to pass through the development.
Mr. Osaki added this project is also called Verdana and the
name Kent 160 reflects the acreage in the property. The City
of Kent is handling the permitting process now. There are
planned to be about 386 houses on 160 acres with fairly
substantial wetlands to the south of the main development.
The development is coming to the City of Auburn to provide
the sewer. The development is not asking the City for water.
The City is concerned about pedestrian access to a nearby
grade school and at this time the Parks Department is involved
in the agreement's review and the Public Works Department
has also been involved.
Mayor Lewis stated that this item will be on the agenda for the
Monday City Council meeting in an effort to address the
developer's timing needs. However, if all questions are not
answered to the Council's satisfaction it will be pulled from
the agenda. Mr. Dowdy added that this is a negotiated
agreement and for the Committee to make sure the mitigation
measures in section 5 reasonably address concerns. One
condition is the pedestrian crossing to the school. The half
street improvements will need to be addressed and
paragraphs within the agreement are covered.
Member Singer asked about a signalized intersection. Mr.
Dowdy does not recall discussing that particular item but
there would be a pedestrian activated signal at mid-block.
Mayor Lewis reiterated that the Committee needs to decide if
there is a traffic light at the intersection. Mr. Dowdy is pretty
sure that the school was not required by the county to put in a
signal. Mr. Dowdy said the City is concerned about traffic
congestion and circulation within the plat. They are requiring
the developer to put in a 2-lane road. The City will require that
the road be built to a Kent collector standard.
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Chair Norman asked about the fire district. Mr. Huskey
answered that it will be under the jurisdiction of the City of
Kent Fire Department. Also, there will be no driveways on the
street and the access will be through the alley alleys for lots
along the arterial (Road A). Another feature will be that the
storm pond will be built with amenities.
Chair Norman would like more information on location of the
parks and about the signal on 1241h. Mr. Dowdy said the City
has required Kent to finish the road out to 288th. This way
traffic impacts will be distributed throughout the plat.
Mr. Osaki stated that staff will high light the map pages to
show the parks and make the maps available to the
Committee.
V. INFORMATION
A. Discussed items to be added to the Work Plan.
VI. OLD BUSINESS
A. None
VII. ADJOURNMENT
There being no further business to come before the Planning and
Community Development Committee, the meeting was adjourned at 7:22
p.m.
APPROVED THE ~ ~
DAYOF~fMS--
.(~~/
Carolyn Br n, Secretary
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