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HomeMy WebLinkAbout02-06-2001MINUTES OF THE PLANNING COMMISSION MEETING FEBRUARY 6, 2001 The regular meeting of the Planning Commission was held on February 6, 2001 at 7:00 p.m. in the Council Chambers of the Auburn City Hall. Those in attendance were as follows: MEMBERS: Garna Jones, Dave Peace, Karen Ekrem, Bill Taylor, Peter DiTuri, Dan Rollins, Fred Helser STAFF: Lynn Rued, David Osaki, B. Sanders, and Patti Zook The meeting was called to order by Chairman Dave Peace. APPROVAL OF MINUTES: It was concurred by the Planning Commission that the minutes of the January 3, 2001 meeting be approved as mailed. ELECTION OF OFFICERS: Chairman Peace commented that in the past there was a nominating committee, but he does not see the need for this and opened discussion for nominations. Commissioner Taylor made a motion, seconded by Commissioner Jones, to nominate Chairman Peace remain as Chairman of the Planning Commission. Commissioner Taylor made a motion, seconded by Commissioner Jones, to nominate Commissioner Ekrem as Vice Chairman of the Commission. Both motions passed unanimously. PUBLIC HEARING: · Downtown Plan/Draft ElS (CPA01-0001) Principal Planner ©saki distributed four comment letters just received. Chairman Peace informed the audience of the process for tonight's public hearing and comments on the Plan. Planner Sanders then gave a brief overview of tonight's process, and a summary of the planning process. She spoke about the public input through charrettes, the citizen task force was described, and TAC was also described. She then described the urban design vision and the reason for the concurrent process. She mentioned improving the development standards, policy statements, and implementation strategy. Chairman Peace opened the public hearing. Patrick Mullaney, Foster Pepper Sheffleman (FPS) attorney; and representative for Safeway, distributed colored renderings of proposed fuel facility at the Safeway. He explained why the Planning Commission should allow a fuel facility at this location and why it is consistent with zoning. Safeway was identified as a key anchor in the Plan, and Safeway proposes to add a fuel facility to the store. There are two site plan options depicted in the handout. The store will be remodeled and he showed a depiction of the remodel. He then spoke about grocery retail trend of developing fuel sales at their retail stores. Safeway's competitors are allowed to have fuel facility by zoning districts. Safeway must stay competitive and have fuel facility as an allowed use in downtown. If Safeway were to move out the gas facility would also go. He spoke about the advantage of fuel facility concept and the that it would be a combined trip or shared trip of customers. Their proposal would help with infill development. He asked Planning Commission to consider their request to allow fuel facility at Safeway. Jeff Mason, Home, Plate Tavern, spoke regarding buildings and fagade improvements and asked if owner has any responsibility in fa~;ade development or any financial responsibility. If there are some financial responsibility, what provisions will there be to ensure compliance. He wondered about building being brought up to code. Planner Sanders indicated they do not have all the answers yet. The Plan recommends a development program to address these questions with a coordinated effort between business owner and property owner regarding fagade improvements and who pays. 'This cannot be legislated. The City is attempting to develop a local program that would make it more appealing for property owners to make improvements. She also mentioned code enforcement to address safety and health issues, but aesthetic matters are harder to legislate. MINUTES OF THE PLANNING COMMISSION MEETING FEBRUARY 6, 2001 Chairman Peace wanted to reiterate that the Plan identifies goals, but ways to implement theses goals has to be determined. Planner Sanderssaid these issues need to be hammered out during the implementation of strategies. Nancy Krause, Auburn Downtown Association (ADA) Director, said that their comments were a joint venture with the Chamber of Commerce. She acknowledged hard work of staff and said that overall the Plan is quite comprehensive. She then reviewed her comments and spoke of the need to move aggressively forward before new development. There is a need to develop brochures/fliers relating to streets, parking, storm drainage, etc., for investors. The City needs to remove all disincentives. There is a difference between an old building and safety violations that should be addressed immediately; however, there should be flexibility for older buildings. The current codes make it difficult for improvements. Some critical needs include resolution of the JC Penney building, parking structures, and class A office space. She is concerned about the downplay of the public safety building and its price tag, and it is not mentioned in the Plan very much. ,The public safety building should be mentioned more predominantly in the Plan. She spoke about the Penneys building being bought and then left vacant for six years and the building is a blight on downtown. She spoke about a loan program being developed to help drive redevelopment. She is concerned about some of the priorities and the cost of bike paths. The downtown core should be tended to first and then the other amenities. She is concerned about the $400,000 allocated to bike paths. The A Street connection was then mentioned. She spoke about the Performing Arts Center linkage. Penny Halstead, 128 A NW, said she is not against the Plan, and loved Auburn's character. She spoke about their building being on the national historic register. She is disappointed that it might be taken over by a parking lot. She spoke of restoring the building to retain its character. She is impressed with City soil. Brian Love, owner of Tory's Restaurant, has a number of concerns about the Plan. He attended the charrettes and other functions. He received a copy of the Plan at the recent open house, but did not have time to review the Plan and submit comments in time. He cannot provide detailed comments in such a short period of time. Planner Sanders explained that comments are accepted on ElS portion only with a 60 day comment period. Fliers were sent to business and property owners. Chairman Peace reiterated that 60 days is for the ElS only, not bulk of the Plan. People can continue to comment on the Plan through the review process. Mr. Love said the Plan refers to no specifics about 1st and B Street, which has been a traffic hub for years. He spoke about free zone bus service. There has been an increase in the number of people in this social category in Auburn. He spoke about light standards not being lit tonight. He spoke about the City's land grab and referred to a negative campaign in the press. He is concerned about the area being called the "tavern block" since the 1970s. There was a conclusion by the City administration to put four businesses out of business. The police presence in downtown is attributed to the taverns, but are mostly at 1't and B Streets. He spoke about bus route 181 and its route. He spoke about a sidewalk strip being ripped up. He does not understand why people in downtown should expect lower service from the City. The City, Chamber and ADA need to get on a positive marketing campaign versus bringing up negatives related to the taverns. He building is older, built to standards and is 100% occupied. Why is it being targeted for improvements. Tim Harper, owner of the Rail Tavern, states that he spent countless dollars to renovate his business, but is being railroaded out of town. He referred to Policy 2-3, regarding liquor license review to limit taverns, and said that they do not create adverse impacts. He met with the Mayor regarding redevelopment prior to purchase. Other owners have made improvements to their taverns, but are being penalized. He started a tavern owners association. The safety factor has improved and due to the tavern owners. He believes his business is doomed and said his business is failing because of negative comments. There is nothing wrong with his business - customers are retirees and spend hours in his business drinking coffee and talking. Not all taverns create problems. Chairman Peace closed the public hearing. He asked Planner Sanders to respond to comments from the audience. -2- MINUTES OF THE PLANNING COMMISSION MEETING FEBRUARY 6, 2001 Planner Sanderspresented an overhead entitled "Comments Received on the Downtown Plan/Draft ElS which references the four comment letters received. The overhead depicts the major comments and recommended response to four letters. Planner Sanders then distributed a copy of the overhead to the Planning Commission. Planner Sanders then reviewed the overhead in detail. Planner Sanders referred to letter from FPS, representative for Safeway, regarding infill development on corner of Safeway site - FPS said this would complicate their ability to add a fuel facility. See finding #3 in staff report that has language to allow fuel facility if Planning Commission wants. This is the new trend for grocery stores to have fuel facilities on-site. Safeway is important part of downtown and it is important for people to walk to the grocery store. The letter from ADA is quite extensive with 10 major points. The letter talked about the priority table that was developed by the task force. It was discussed in house whether to keep the table or not since these were priorities that 16 people came up with on one night without looking at additional information needed to develop a true priority list. Discussion occurred on different ways to approach prioritization. Planning Commission needs to decide to leave task force table as is or make a recommendation to City Council to create a new list for the Plan based on new information received, or recommend master list of priorities that do not have an attached timeline. Chairman Peace mentioned that Plan is approved by Council and not changed every year; however, the priorities can change. Because of this, the priority list will not be any good in one year. It is good to have a priority list in the Plan, but it will be outdated quickly depending on the availability of funds. He sees it as a sample priority list, and said the real priority list is made up by Council for one year increments. Commissioner Jones wondered about continuing the task force. There should be grouP or board to be responsible to pay attention to the priorities, and how to track these priorities through the years in order to see that citizens' priorities do not get forgotten. Planner Sanderssaid that the City will use committees in the ADA to keep track and then mentioned the ADA restructuring committee. She said that City Council has budget responsibility. Commissioner Jones stressed there has to be citizen input in the process and a vote in priorities, whether through the ADA or special committee. Planner Sanders referred to policy 27-2, page 110, regarding rehab of older buildings. If Planning Commission wants to expand, put language in the implementation strategies or change the policy a bit. ADA has a valid point regarding older buildings because it can be costly to restore to current building code requirements. Commissioner Ekrem referred to comment from Penny Halstead regarding her property being swallowed for a parking lot. Planner Sanders gave an example of a policy related to historic buildings being demolished. The policy says that this has to be researched and used the Pasttime/Truit building as an example. If building is designated as historic landmark, this increases the need to protect it and she spoke about landmarking of buildings. Planner Sanders referred to ADA's request to create brochures and this fits into the implementation strategy on page 168. She pointed out that the best incentive is that the environmental analysis has already be done. There is a joint public/private parking garage. City has taken active step in talking to property owners, such as Wells Fargo. There is an interest to develop a new parking structure on their "extra" property. Developers could then buy into the parking structures. Referring to additional locations for class A office space, Planner Sanders pointed out implementation strategy on page 192. Implementation strategy on page 194 refers to the JC Penney building. Commissioner Jones wanted to know what is the problem with the Penneys building. Planner Sanders remarked that the owner is not willing to sell the building to willing buyers, damage has occurred inside the building from burst pipes and insurance suits are pending. This building has been empty for six years. -.3- MINUTES OF THE PLANNING COMMISSION MEETING FEBRUARY 6, 2001 Ms. Krause said it is important to consider what is happeningto the Don Small site, which used to be a service station by the old Rite Aid. She spoke of the need to look at future use of this area. Planner Sanders referred to item 7 on ADA letter regarding change of priority of A Street connection Interuban Trail. This project is listed on the City TIP program and scored high for TEA-21 funding. The nonmotorized plan will be a substantial portion of downtown traffic. There is high opportunity for bike traffic at the rail station. This connection will be left as a high priority. Planner Sanders referred to A Street NW/SW, and said that the City is not recommending any change to the document. A sentence could be added to strengthen it. Planner Sanders referred to item 9, trees, on ADA letter and said that both comments were good. The City has not provided funding in the past for tree maintenance. She mentioned the tree planting program. Ms. Krause said they are asking for research into the maintenance costs of trees and asking for a mix of trees and shrubs for better visibility and cost reduction. Commissioner Jones inquired if this was topic was raised when the citizens met. She wondered if there was any input related to plantings. Planner Sanders said this was not a specific topic. There was not much input related to plantings which is a requirement in the rest of the City. She described some interesting ways to-get greenery into downtown. Chairman Peace believes that plant maintenance needs to be looked at. Planner Sanders then referred to item 10 in ADA letter, and spoke about policy on page 68. Commissioner Rollins mentioned the phone switching office located behind Herfys which is a high speed switching station. Planner Sanders said this would be included as an existing asset in downtown image program and she will find out more about what the City has and needs. Planner Sanders wanted to address a couple staff comments. There is a change to the storm water policy and LOS on traffic change which are essentially technical fine tune. One issue from the PCDC was a recommendation of building height limit. It is common to have a maximum building height at 45 feet. Most buildings in downtown are one story and this does not meet the goals of increasing density for increased housing and office. The Plan recommends a minimum of two stories. A Councilmember said to eliminate this requirement and let the market decide. The Planning Commission will make a recommendation tonight on all things discussed and then forward to PCDC. Chairman Peace said that in the downtown areas, the property owner would get more use of the building and additional income with retail on first floor, offices on second floor and residential on third floor. Planner Sanders reminded Planning Commission that Council passed interim zoning for the C-2 district. Assistant Planning Director Rued pointed out that regarding the Safeway request, the site is zoned C-2 and this zone does not allow gas stations at all. B: referred to proposed language change in ZOA01-1 to address C-2 changes. Chairman Peace wanted to confirm that if the primary building goes away, the fuel facility would also go away. Assistant Planning Director Rued remarked that if the Planning Commission has interest in allowing a gas station downtown, they should give policy direction to staff by saying yes to Safeway's request tonight. Then if Planning Commission wants to do, they would then amend the Zoning Ordinance to allow gas stations in the C-2 zone. This would be an accessory use as part of a larger use with design parameters, etc. There are still some issues to be worked out. Commissioner Ekrem referred to the proposed language and stressed that she is not in favor of allowing fuel facility at Safeway. Planner Sanders wanted to point out that the use of term "tavern block" is not something the City started. Initial consultant interviews with citizens raised concerns from many citizens regarding the taverns in downtown. Commissioner Jones commented that she was on the referred-to committee in which the term "tavern block" was used. The phrase came from a merchant on Main Street and the rest of the committee used the phrase. There was an overwhelming response from the -4- MINUTES OF THE PLANNING COMMISSION MEETING FEBRUARY 6, 2001 committee, merchants and citizens about taverns. She has heard comments through the years and the taverns have been a big image problem for the City to overcome. A restaurant like Tory's does not need to be paranoid. Commissioner Taylor acknowledged that he has also heard the term "tavern block" used many years. Chairman Peace referred to correspondence from Metro Transit and wondered if language should be added regarding 1st and B Streets and maintenance of lighting. Planner Sanders indicated that policies 8- 2 and 8-3 could be revised. Planning Commission reached consensus proposed responses to Metro Transit comments. Chairman Peace referred to architecture and historic preservation and asked if staff is adding an implement strategy for this. Planner Sanders replied that plan has a listing of significant buildings, but does not go to next step due to monetary considerations. She explained that the City has a contract with King County for their staff to provide historic preservation services and this is the best resource now. Staff will expand this section to describe what is done and how. The Office of Archaeology and Preservation comments are reasonable. Planning Commission reached consensus to make this modification. Chairman Peace referred to the fuel facility and asked for Planning Commission comments. Commissioner Ekrem stated that she is not supportive of the. fuel facility. Commissioner Rollins indicated that is supportive of the fuel facility. Assistant Planning Director Rued advised that the fuel facility requires an amendment to ZO to allow gas service in a C-2 zone as an accessory use. Staff can put in parameters of where allowed. He then explained the conditional use process and public hearing process. Chairman Peace believes it is an issue of allowing Safeway to have a fuel facility, but banning such facilities at Shell and other stations. Assistant Planning Director Rued replied only for the C-2 zone. Commissioner Rollins believes that for Safeway it makes sense to have fuel facility, but only for Auburn Way side. Chairman Peace has mixed feelings regarding the infill building and wants to keep gas stations out of downtown core, but it does make sense for Safeway site. Commissioner Ekrem mentioned that the City and staff have spent time over the last years and imposing restrictions on business owners related to auto related businesses. Many citizens said they did not want auto related businesses downtown. The task force reviewed this and came up with what it wanted and gas stations was not one of them. Chairman Peace then referred to priority table and suggested that items not be put in the table that will be out of date in one year. He believes the list is a starting point. He considers the list a task force priority list as compared to a priority list established by City Council based on budget requirements. Commissioner Jones stressed that the task force was the work of citizens who provided input and spent a tot of time. If priorities are left to PCDC, then have problem with tied to budget and no outside argument or support of what citizens wanted. She wants citizen input to the priority list because they create the priorities. She believes the priorities should be reviewed annually to see if any changes are necessary. Commissioner Ekrem suggested that the priority list be left as it is. Commissioner Rollins believes a starting point is needed and decisions will be left to City Council. Chairman Peace wondered about a way to create a review process because the list will be different in a few years because some of the items will be accomplished. There is a question of how to keep citizen input on the priority list. Commissioner DiTuri referred to ongoing review mentioned in the plan and then read an appropriate paragraph. It is his interpretation that there is a need for an oversight committee. Commissioner Rollins agrees with Commissioner DiTuri's comment. Commissioner Jones wondered who would review. She does not want work of the task force to be ignored and does not want Council to forget about or delay priorities. She wants to see a committee or the task force in place to review. -.5- MINUTES OF THE PLANNING COMMISSION MEETING FEBRUARY 6, 2001 Commissioner Rollins wondered what is meant by the term "umbrella organization". Planner Sanders said this term was written by the consultant and it is the preference of administration not to continue any standing committee. It could be recommended that once or twice a year a committee come together and report to Council prior to the budget process. Commissioner Jones suggested that it come back to Planning Commission to review and prioritize each year. Assistant Planning Director Rued advised that Planning Commission could review what they have recommended to be adopted and put language in plan that speaks to some oversight by Planning Commission regarding priorities. Commissioner Rollins does not want to review the entire plan just the priority list. Commissioner Jones thinks Planning Commission should also review the accomplishments. Chairman Peace does not think Planning Commission is the right group to review the priorities. He suggested that staff figure a way for citizens to have input on the priority list once or twice a year. Commissioner Taylor said this should be biannually. Planning Commission expresses consensus to leave the table in the plan. Commissioner Rollins suggested that a sentence or two be added relating to brochures in the implementation strategy. Planning Commission concurred. Chairman Peace asked Planner Sanders about additional locations for class A office space. Planner Sanders said this would happen as part of the implementation strategy. Planning Commission concurred. Planning Commission concurred with statements relating to JC Penney building. Chairman Peace referred to trees and said he does not want get into whether big or small trees, but need a maintenance plan for whatever tree plan is decided. Commissioner Taylor stressed that sidewalks need to be maintained and suggested tress should be selected that do not drop leaves or raise sidewalks. Commissioner Jones wants to see merchant participation in this. If a tree is outside your business it is your responsibility to maintain. However, Planner Sanders cautioned this not ideal because most people do not have an interest or knowledge of trees. The City's Park Department now takes care of trees in downtown and performs consistent maintenance. Commissi°ner DiTuri inquired about vegetation at the train station. Planner Sanders explained that Sound Transit will be planting on their property and will maintain these plantings. They may work something out with the Parks Department. It still needs to be determined in the tree planting program who is to be responsible. Chairman Peace concluded that the change to this section is to add language regarding the maintenance of the trees. Commissioner DiTuri referred to damages and liability of sidewalks. Chairman Peace believes that liability is covered elsewhere in the plan. City will use design techniques to minimize damage. Planner Sanders advised that the City has a construction design standards section regarding trees in the right of way, and this may need to be revisited. Assistant Planning Director Rued referred to private development and proposed change to take away the five foot width of landscaping and requiring lesser landscaping next to the sidewalk. Commissioner Jones wanted to know what kind of landscaping will be required at Safeway. Assistant Planning Director Rued replied that any surface parking lot requires a fair amount of landscaping. He explained the setbacks for C2 zoning. Chairman Peace then referred to technological amenities. Commissioner Rollins suggested to add additional language to what is already in place, especially at the Quest site. Planner Sanders asked Planning Commission if downtown is the correct play for a cyber center as mentioned in the ADA letter. Ms. Krause said the plan does not speak to this technology being available in order to bring businesses to town. -6- MINUTES OF THE PLANNING COMMISSION MEETING FEBRUARY 6, 2001 Planning Commission consensus to strengthen the language regarding technology amenities. Planning Commission consensus to remove East Main classification of Tory block as "improve and intensify". Planning Commission consensus to add wording to the street lighting program. Commissioner DiTuri spoke about downtown being pedestrian friendly and how best to implement. There is a question of the City being able to implement this because there is something that could potentially stand in the way. The block between 2nd and Cross Streets could be attractive for pedestrian access to downtown. He agrees with Commissioner Ekrem's comments to keep downtown pedestrian friendly. Chairman Peace is in favor of the motion to allow gas stations as an accessory use. Commissioner Ekrem and Commissioner DiTuri voted no. Commissioner Jones abstained. The motion passed 5-3. Chairman Peace wondered about coming back and reviewing the changes posed tonight. Planner Sanders said that most of the changes are straightforward and there is no reason to review these again. Assistant Planning Director Rued commented that the public hearing is closed, with discussion being continued to February 13% Planner Sanders wanted confirm the Planning Commission decision regarding Safeway request. Chairman Peace reiterated by saying that gas stations should be included as an accessory use in the C2 zone. DISCUSSION: · Proposed Amendments to Chapters 18.28 and 18.52 of the Zoning Ordinance related to the Downtown Plan (ZOA01-0001) Assistant Planning Director Rued commented that the next step in the downtown plan process is to proceed forward with changes to the Zoning Ordinance and map. The Planning Commission should schedule a public hearing for the March meeting for the Zoning Ordinance and map changes. If Planning Commission wants, they can review the proposed changes tonight or next week. Commissioner Ekrem that it is too late tonight to review the changes, and suggested doing this next week. Chairman Peace advised Planning Commission to look at the proposed changes and see if they have questions. Discussion will continue on this matter February 13% Commissioner Jones asked to have the staff report details well in advance of the public hearing in March. She wants to receive the agenda two weeks prior to the meeting. Assistant Planning Director Rued advised that Planning Commission can stop by the office or telephone and review with staff. He pointed out that tonight's agenda packet did contain a staff report with the proposed zoning ordinance changes attached. CALL FOR PUBLIC HEARING: · Amendments to Chapters 18.28 and 18.52 of the Zoning Ordinance related to the Downtown Plan (ZOA01-0001) The Planning Commission consented to conduct the public hearing in March. MEETING CONTINUED Chairman Peace advised that this meeting is being recessed at 10:00 p.m. and will continue to 7:00 p.m. on February 13, 2001 in order to continue discussion on the Downtown Plan/Draft ElS, and further comments on the proposed Zoning Ordinance changes. PCV~G\MIN02-2001 .?.