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Home My WebLink About05-08-2001MINUTES OF THE PLANNING COMMISSION MEETING MAY 8, 2001 The regular meeting of the Planning Commission was held on May 8, 2001 at 7:00 p.m. in the Council Chambers of the Auburn City Hall. Those in attendance were as follows: MEMBERS: Dave Peace, Karen Ekrem, Bill Taylor, Peter DiTuri, Dan Rollins, Ronald Douglass STAFF · Lynn Rued, Jeff Dixon, Sean Martin and Patti Zook ~:~, '"~; ~ n ~i}~l The following members were absent: Garna Jones , ;; ~ ~.,?~.. ~:~ The meeting was called to order by Vice Chairman Karen Ekrem who i~ii6aie~i;ohairman pea~ would arrive shortly. APPROVAL OF MINUTES: It was concurred by the Planning Commission that the minutes of the April 3, 2001 meeting be approved as mailed. PUBLIC HEARING: · File No.: ZOA01-0005 - Amendments to the Auburn City Code Title 18, Zoning, by establishinq a new Section 18.48.140 entitled Gated Residential Subdivisions Commissioner Ekrem opened the public hearing. Chairman Peace arrived at 7:10 p.m. Assistant Planning Director Rued presented the staff report. The City received a request to do a gated neighborhood, but the current regulations do not allow beyond four lots. Staff is proposing a new section to the Zoning Ordinance. Staff recommends three parameters for the developer to meet before the request is approved. He spoke about the preliminary plat and public hearing process. Commissioner Rollins inquired if the street standards include sidewalks and Assistant Planning Director Rued replied the standards include curbs, gutters and sidewalks. Commissioner Douglass wanted to confirm that private streets can serve more than six lots, but only if gated. Assistant Planning Director Rued confirmed that the City standards were changed to allow six lots to be served by private streets; however, any number of lots could be served by a gated community. He pointed out that other jurisdictions do not have standards for gated communities. Federal Way allows similar to what Auburn does now, but no one has a specific ordinance as to how and where allow gated communities. Pierce County's standards have physical characteristics. Commissioner DiTuri inquired about the gate's height, width and clearance and Assistant Planning Director Rued said the gate would have to meet the fence height requirements and six feet high would be the maximum. Commissioner DiTuri inquired about the gate's composition and placement of the posts and pillars. Assistant Planning Director Rued said the fence would have to maintain 20 feet on either side for emergency access and other items would be building code standards. Commissioner DiTuri asked how the liability amount was determined and Assistant Planning Director Rued said this figure was determined by the City Attorney. Commissioner DiTuri knows the gate would require permitting and routine inspections, but would there be any follow up to make sure the gate operates properly. Assistant Planning Director Rued believes the property owner would want to make sure the gate is operating properly for the residents. Commissioner DiTuri referred to the required setbacks, traffic on surrounding streets, and level of service on adjacent streets, and wondered if 100 foot setback would be more appropriate. Assistant Planning Director Rued was looking at the minimum standards and the subdivision would go through the normal platting process and conditions could be placed relating to access to the street. -1- MINUTES OF THE PLANNING COMMISSION MEETING MAY 8, 2001 Wayne Jones, Lakeridge Development of Renton, is working on a project on Green River Road SE and Said that he had tried to do a gated community under the current regulations, but hewould have needed numerous deviations. He then tried to do a planned unit development, but that would not work either. He spoke about the different types of gates and emergency services will have access. He does not see a problem with the gate being opened during power outage. The homeowners association will have sufficient liability coverage which is standard. People are now asking for gated communities because of the sense of safety. He would like to see in the ordinance the ability to be flexible and allow narrow right of way and sidewalks to get larger building on the lot. The perception of a gated community is one that is more secure, but in the event of an intruder, Commissioner Ekrem wondered about the police being able to get into the subdivision. Assistant Planning Director Rued advised that the police department will have the same access mechanism as the fire department as provided by the property owner. There was no further testimony and the public hearing was closed. Commissioner DiTuri expressed concern about the negative perception of a gated community and that the community could be in the wrong part of town and this might contradict the openness the City has said that it wants. He would not want to see these communities just anywhere. Commissioner Rollins thinks the three steps would negate gated communities being located in these areas. Guidelines in the ordinance would gravitate a gated community to a certain area. Chairman Peace thinks gated communities serve a specific need and additional setback and turnaround are required. The developer gives up property for additional City requirements. He does not see a clamor for building gated communities. Gated communities offer a sense of security for seniors, offered Commissioner Taylor. Commissioner Rollins agreed with Chairman Peace's comments. Commissioner Ekrem likes the ordinance, likes to see the City initiate a standard that makes sense and meets City requirements. Commissioner Taylor made a motion, seconded by Commissioner Ekrem, to recommend approval. The motion passed 5-1. Commissioner DiTuri voted no. DISCUSSION.: · File No. ZOA01-0004 - Comprehensive Zoninq Map Amendments Planner Martin referred to the nine proposed zoning map amendments presented in the agenda packet. All of the zoning amendments support and implement the 2000 Comprehensive Plan. He reviewed zoning change area #1, #2 and #3. Assistant Planning Director Rued provided an update on the status of a pending annexation in the area of #3. Planner Martin then reviewed zoning change area #4, #5, #6, #7, #8 and #9. Scheduling the public hearing for June would keep the zoning changes on track and the Planning Commission consented to have the public hearing in June. · Draft Section 1 of the Sensitive Areas Ordinance (SAO) Senior Planner Dixon remarked that this is the draft first section of the proposed SAO and reviewed the section. He described the methodology that defines wetlands. Commissioner DiTuri referred to the impact of streams and in looking at protecting other entities and if there is a situation that creates another stream or vegetation, and if fish are there now or newly created. Senior Planner Dixon said there is a classification system for streams based on value size and if it is a fish resource. For newly created, it is treated in classification system, but maybe at a -2- MINUTES OF THE PLANNING COMMISSION MEETING MAY 8, 2001 lower listing. There are efforts to develop more stringent regulations to protest fish population and be proactive for preservation. The City has to integrate Federal regulations as they come along and this will affect how Auburn does the SAO. Commissioner Douglass commented that the wording is subjective. Senior Planner Dixon commented that for goal statements of what the City is trying to achieve is broad language of why proposed is to be regulated. Subsequent sections will be more specific, but for the purpose of introduction to the ordinance, these are broad statements. Chairman Peace asked how to determine or what is the criteria to determine sensitive areas. Senior Planner Dixon advised that the State has a priority species list where it identifies categories of threatened or endangered species, or candidates, and these are the ones'to regulate. Senior Planner Dixon commented that the City will ensure that the regulations are developed in conformance with SAMP. Commissioner DiTuri wondered if the SAO should refer to the final or draft version of the SAMP, and with SAMP not being final, is the City comfortable going forward with the SAO. Senior Planner Dixon confirmed that the SAMP is not final yet, and has been going on for a number of years, and he is unsure when it will be ratified. This is a concern, but the SAMP will serve as guidance. There was a brief discussion and consensus to refer only to the 'current version' of SAMP rather than a specific version of SAMP. Commissioner Douglass asked for information on the City's consultant which Senior Planner Dixon provided. ADJOURNMENT: With no further items to come before the Commission the meeting was adjourned at 8:35 p.m. PC~AG\MIN05-2001 -3-