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HomeMy WebLinkAbout08-13-2001MINUTES OF THE PLANNING COMMISSION MEETING AUGUST 13, 2001 The regular meeting of the Planning Commission was held on August 7, 2001 at 7:00 p.m. in the Council Chambers of the Auburn City Hall. Those in attendance were as follows: MEMBERS: Karen Ekrem, Bill Taylor, Peter DiTuri, and Renee Larsen STAFF :Lynn Rued, David Osaki, Jeff Dixon and Patti Zook The following members were absent: Dave Peace, Ronald Douglass, Gama Jones The meeting was called to order by Vice Chairman Ekrem. APPROVAL OF MINUTES: It was concurred by the Planning Commission that the minutes of the July 3, 2001 meeting be approved as mailed. INTRODUCTION: Renee Larsen, appointed by City Council on August 6 was introduced. DISCUSSION: · Comprehensive Plan Amendments for 2001 Principal Planner Osaki began by saying that the public hearing will be in October. The docket in the agenda packet gives an overview of the proposed amendments for this year. There are few map amendments this y6ar. The amendments also include the annual incorporation of the Capital Facilities Plans for the Kent and Auburn School Districts. The Airport Master Plan and new City Capital Facilities Plans are tentative, but not likely. The Growth Management Act allows amendments to CFP outside the annual review process. At the September meeting the Public Works Department will discuss the Water and Sewer Plans. CPM #1: Request of property owner to amend the Potential Annexation Area (PAA) to extend the boundary' because the existing boundary has split the parcel. The applicant wants the property within the PAA to be served by sewer. He explained the background of the property and spoke about water service provided by Bonney Lake. He mentioned the settlement agreement with Bonney Lake and that the agreement is still in effect. The property owner was told about the agreement and that the City would not support the change until the agreement with Bonney Lake is changed. The applicant was told to speak with Bonney Lake. In response to a question from Commissioner Taylor, Assistant Planning Director Rued said.that most of Lakeland Hills South is supplied water by Bonney Lake. Principal Planner Osaki commented that the applicant wants to develop the property, but the City will not provide service because it is outside the PAA. The agreement with Bonney Lake needs to be revised first because Bonney Lake cannot provide sewer service. The applicant must work with the two cities to get the agreement revised. CPM #2: This area has developed as single family uses and is designated as high density residential and the change would bring the area in conformance with development on site. Commissioner DiTuri referred to the proposed apartment complex in the light commercial zone on Howard Road. Principal Planner Osaki said the project is a mixed use development with retail on the first floor and apartments above. The apartment development is in the light commercial zone and is permitted outright. PT #1: Provided background on the Auburn North Business Area Plan and spoke of the requested change by representatives of Fred Meyer. The downtown zone now allows for service stations as an accessory use and subject to certain development standards. Service stations are prohibited in the ANBAP, but the applicant -1- MINUTES OF THE PLANNING COMMISSION MEETING AUGUST 13, 2001 wants gas facilities to be included in the Plan. He spoke of design criteria and distributed a handout ofANl.11. He then reviewed the handout. Commissioner DiTuri mentioned that west of Fred Meyer is the Shag complex and he is concerned about location of gas facility next to Shag because it will interfere with pedestrian movement. The Downtown Plan referred to a vision for A Street as being pedestrian oriented and this should still be part of the Plan. Principal Planner Osaki said that applicant is not proposing to change criteria 3 that speaks to location of the facility. Assistant Planning Director Rued remarked that the proponent wants the gas facility on Auburn Way North frontage. If the facility fronts on Auburn Way North, Commissioner DiTuri wondered about egress. Assistant Planning Director Rued advised that no additional egress will be allowed. They propose to delete criteria 6. The intent of criteria 6 is to make the facility more like a building versus a gas canopy which is all you get if criteria 6 is deleted. PT #2, PT #3, and PT 84 were reviewed. PT #5 and PT#6 will be discussed next month. PT #7: Contains miscellaneous text amendments and Principal Planner Osaki reviewed Item A and Item B were are considered 'housekeeping' changes. Item C is to clarify wording to let residents know when a road will be opened. Item D was reviewed. Item E was reviewed and is considered to be a 'housekeeping' change also. Item F and Item G were reviewed. The miscellaneous amendments are considered to be minor changes to the text. The list could grow a bit prior to the public hearing. Sensitive Areas Ordinance Planner Dixon commented that Sections 8 through 10 will be reviewed. This material is follow up to last " month's more general discussion. Sections 11 through 13 will be at the next meeting. Sections 8-10 are most detailed sections and contain the substantive portions of the code. He cautioned Planning Commission to pay particular attention to Section 8 regarding classification of wetlands and streams and Section 9 regarding buffers for wetlands and streams. He provided background on the SAO for new Commissioner Larsen. The SAO will provide greater certainty and decision making. Applicants will have greater certainty of requirements and there are specifics about regulations and balance and the ability to tailor to a particular site. It will provide framework for regulations and flexibility. He presented Section 8 regarding classification. He pointed out the three factors of classification. There are four categories of wetlands which are recommended based on the State Department of Ecology rating system and are tailored to western Washington. Category I is the most valuable and is not a frequent occurrence in the City. He gave examples of the category. Category II is next most valuable wetlands and contain significant habitat. He gave examples of the category. He reviewed Category III and IV and gave examples. He spoke about artificially created wetlands. He reviewed and explained stream classification categories I through IV. Commissioner DiTuri inquired how to identify changes in character along streams from one class to another and how to gather information or samples. He wondered about incorporating such a measure into the classifications. Planner Dixon replied that later in the discussion of buffers it mentions how to determine what buffer is appropriate based on the classification of stream. It is acknowledged there may be different buffers along stream and there is the question of how to apply classification of buffer to stream within a particular parcel. On the inventory maps, from CitY's existing maps and King County sources, not sure if this is detailed as in Commissioner DiTuri's example. The City will look at more on-site specific basis. It is known that streams can change length over time and there may be a requirement to do analysis at time of development proposal. For map purposes, may have some characteristics of classification system, but say 'confn'm accuracy at time of development.' There was a discussion about-mapping of the streams and drainage courses and recognizing that streams may have different classifications. -2- MINUTES OF THE PLANNING COMMISSION MEETING AUGUST 13, 2001 Planner Dixon reviewed item E regarding wildlife classification which has three different types of habitats described. Item F regarding aquifer recharge area and three categories were reviewed. Item G regarding geologic hazard and three categories were reviewed. Section 9 related to buffer areas and setbacks was described and sections A and B reviewed. Item C speaks about buffer width variances and Planner Dixon gave examples. Planner Dixon then reviewed stream buffers and spoke about minimum buffers for streams and need to recognize some flexibility if there is a need to have a larger buffer. He mentioned what might increase buffers and then reviewed the criteria for establishing buffer requirements. Wildlife habitat area and its required buffers was then reviewed. Type of habit will necessitate a certain type of type of buffer. The buffer areas for geologic hazard areas was reviewed. Planner Dixon used Valley View Estates as an example of a single family residential development with steep slope to the Green River valley which required geotechnical studies at time of preliminary plat. A no disturb buffer area was required for tree retention and additional building setback was required to ensure people did not put any structures where they would be susceptible to damage. Section 10 dealing with standards and criteria for permitting alteration and/or development of sensitive areas was reviewed. He reviewed the criteria for wetlands and streams. Commissioner DiTuri referred to section (c) item iii on page 10 and the potential of significant costs to land owner/developer to ensure placement and the expense to maintain gravel in culverts. Planner Dixon believes if the culvert is sized appropriately it will not scour out which is detrimental to habitat. He spoke of the need to slow water movement in order to promote fish movement. Commissioner DiTuri inquired if other jurisdictibns have Similar language and concern about the costs to property owner. Planner Dixon was unsure if this language is similar to what other jurisdictions use. The document is modeled after other SAO, but he will look into this and see how other jurisdictions handle. Planner Dixon reviewed criteria for wildlife habitat, geologic hazard areas and flood hazard areas. The September 5 meeting will review the Water and Sewer Plan. The Planning Commission confirmed to have a worksession on Tuesday, September 11, 2001 at 7:00 pm to discuss draft Sections 11-13 of the SAO. ADJOURNMENT: With no further items to come before the Commission the meeting was adjourned at 8:40 p.m. PC~G~MIN08-2001 -3-