HomeMy WebLinkAbout06-16-2004
MINUTES OF THE PLANNING COMMISSION MEETING
JUNE 16. 2004
The regular meeting of the Planning Commission was held on June 16, 2004 at 7:00 p.m. in the Council
Chambers of the Auburn City Hall. The regular meeting was preceded by a study session that began at
6:30 p.m. Those in attendance were as follows:
MEMBERS: Dave Peace, Ronald Douglass, Renee Larsen, Yvonne Ward, Kevin Chapman and Joan
Mason
STAFF: Paul Krauss, David Osaki, Jeff Dixon and Patti Zook
The meeting was called to order by Vice Chairman Peace.
STUDY SESSION @ 6:30
. Northeast Auburn Special Plan Area
Senior Planner Dixon spoke about the previously distributed material. A handout outlines the planning
process. He explained the overlay designation and reviewed the three alternatives. Seven comment
letters were received in response to the draft EIS. The document was issued February 12, an open house
was held and eight people attended. There was a 30 day comment period and the City received seven
letters. The City of Kent's letter was related to traffic impacts; the Port of Seattle was concerned about
impacts to their property and how development and the road network will impact their property. City heard
from an adjacent property owner regarding impacts to their property and if they would be rezoned or if the
Comprehensive Plan designation would be changed. Another adjacent resident inquired about the cultural
significance of the drive in theater. This was discussed in detail in the draft EIS and the State agreed that
the drive in theater didn't merit particular recognition. Copies of the letters will be provided to the
Commission. Responses to the letters will be in the final EIS which is expected to be issued in July. After
issuance of the final EIS, the City will consider a special area plan to change designations in the
Comprehensive Plan and new zoning for the area to allow mixed uses with a unique zone for this site. He
spoke about a planned action ordinance. A provision of SEPA allows the City to adopt an ordinance to
identify significant adverse impacts and mitigate the impacts so that subsequent developments don't have
to revisit SEPA during phased development.
Senior Planner Dixon advised that there will be three documents for the Commission to act on and the
City will have copies of the documents to the Planning Commission so they can have a work session at
the end of July and the public hearing possibly in August. However, this depends on the timing of the final
EIS and the actual issuance of the EIS. Commissioner Ward believes if the public hearing is in August
that everyone is on vacation and this may affect peoples' ability to respond or comment.
Commissioner Chapman noted that the property to the north has an agricultural designation and is there
any concern about the influx of residents in this area. Senior Planner Dixon said that 27ih is the City
limits, the roadway is in the jurisdiction of Kent and the area to the north is in unincorporated King County
and in an agricultural preservation area and will remain farm land. Notices were provided to that property
owner, but no comments were received.
In response to Commissioner Larsen's inquiry, Senior Planner Dixon said that site runoff will be managed
by an on-site facility and is comprehensively addressed in the draft EIS. Planning and Community
Development Director Krauss wants the Commission to keep in mind that the entire site and agricultural
site are in the urban growth line established in King County.
REGULAR MEETING @ 7:00
APPROVAL OF MINUTES OF MAY 4,2004
Commissioner Ward made a motion, seconded by Commissioner Larsen, to approve the minutes. The
motion passed.
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MINUTES OF THE PLANNING COMMISSION MEETING
JUNE 16. 2004
PUBLIC HEARING
. FILE NO.: ZOA04~0001 - Zoning Ordinance Amendment
Amendments to Auburn City Code Chapter 18.32 (M1 Light Industrial District) and ACC Chapter 18.50
(Landscaping and Screening). The amendments relate to outdoor storage requirements of the M1 zone
addressing considerations related to, as examples, the allowable amount of outdoor storage, location on
the property, landscape/screening, height, and surfacing. Amendments to the landscape chapter provide
for screening of outdoor storage areas in situations where it is located adjacent to the Interurban Trail and
provide for more administrative flexibility in situations where a superior landscape design can be
demonstrated.
Community Development Administrator Osaki used a PowerPoint presentation. He reviewed the existing
code requirements for 18.32, Light Industrial zone. He reviewed the existing code requirements for 18.50,
Landscaping/Screening. He explained that the proposal ties the amount of allowable outdoor storage to
lot size; building footprint is no longer a criteria. Storage would be allowed between the rear lot line and
the extension of the front façade of the building; not allowed in required yards or on vacant lots. He
reviewed the proposed amendments for 18.50 and 18.32. He reviewed the Commission's comments from
the May 4 meeting with two additional performance criteria proposed to address the Planning
Commission's concerns.
Commissioner Chapman referred to the 50% of lot size and wondered where the number come from
because it seems to be a discrepancy of the code written now. Community Development Administrator
Osaki said there is a change. The City reviewed codes in different cities and didn't see any city tying
outdoor storage exclusively to building size. The City looked at lot sizes in the M1 zone. About 75% of the
property in the M1 zone is four acres or less so they wouldn't have a huge outdoor storage area.
Commissioner Chapman said four acres is a large size and seems like heavy industrial versus light
industrial. Kent has 2/3 which seems like a lot; Olympia has screening; Sumner has 15% percent of the
lot area. 50% seems like a significant amount and he didn't see a similar amount with other cities
mentioned in the packet.
In response to Commissioner Ward inquiry, Community Development Administrator Osaki said that UPS
uses containers to combine rigs on trucks and vehicles. The shipping containers are kept outside and are
moved around. In response to Commissioner Ward inquiry, about what else could be stored, Community
Development Administrator Osaki said that in contractor's yards backhoes could be stored, and with
smaller businesses that manufacture pallets, the pallets would be stored outside.
Commissioner Ward asked about the requirement to pave or gravel the lots. Community Development
Administrator Osaki said that an increase in outdoor storage could result in more vehicles tracking mud to
the right of way and kicking up more dust. Paving or graveling the lots may keep these impacts down. He
believes many of the lots are paved already, but the proposed changes would make paving or gravel a
requirement. City Council will expect a recommendation from the Commission on paving or gravelling
lots.
Vice Chair Peace opened the public hearing.
Rodger Scott, 20405 SE 344th Avenue, said he is one who began this process and understands
Commissioner Chapman's comment about 50%. He would not have containers on his site. He pays
property taxes on the property and 50% is not much and he was actually hoping for more. He will have
backhoes and dump trucks and he doesn't see these as unsightly. He will maintain the property. As it is
now, it is too restrictive. He could live with the proposal, but wants more. Commissioner Chapman
understands that Mr. Scott is a contractor and needs to store equipment. If the proposal comes through,
others can have container storage. 50% of a light industrial area seems like a lot for what could happen.
He doesn't have a problem with the conditional use permit as it is written now, but before the percentage
was based on the size of the building and opening up outdoor storage to 50% of the lot to anyone in the
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MINUTES OF THE PLANNING COMMISSION MEETING
JUNE 16. 2004
M1 zone is not good. In response to Commissioner Ward comment, Mr. Scott looked at the proposal and
doesn't have a problem with the added language or paving the lot.
George Codiga, 814 44th Street NW, owns a small trucking company and the property was rezoned in
1980. Property is used for storage and he needs more outdoor storage. Not being able to use his
property is a problem. The changes are good thing and he recommended their approval. He stores
rebar, ecology blocks, hauling items, and has been at this location since 1972. He wants to utilize the
property as he is paying big taxes. In response to inquiries from Commissioner Ward, he said that he
stores items for one to two weeks or six months. All stored items are environmentally friendly. He is
willing to landscape. He doesn't store batteries or oil. None of the stored items damage streams. His
taxes keep going up and he needs to utilize the property. He invited the Commission to visit his site. He
spoke of the need for change.
In response to inquires from Commissioner Chapman and Commissioner Ward, Mr. Codiga provided
more information. He is not parking containers, the site is not a junkyard. He wants to get a return on his
money. He moves the stored items in and out all the time. Commissioner Ward acknowledged PC's
concern about having a tremendous amount of material stored for long periods of time. Mr. Codiga said
his building is 4,000 square feet, the rest of the property is filled or gravel, no landscaping or screening.
However, providing landscaping or fencing would not be a problem.
Commissioner Chapman said that he is not saying people shouldn't be able to use their property. He
gave an example of a child care located in M1 and if 50% of the adjacent site is filled with six to 12 trucks
and trailers and backhoes, the truck noise and loading of materials will have impacts to that adjacent
property. It doesn't seem conducive to have equipment storage next to sensitive uses. No one should be
able to do anything in M1 zone. 50% is not a good idea.
Mr. Codiga spoke again about the PC visiting his site which is not close to sensitive uses. Vice Chair
Peace closed the public hearing.
Commissioner Ward made a motion, to recommend approval of the proposed ordinance with an
amendment by adding item h - that outdoor storage be supplemental to a permitted use on the property;
and adding item I - that outdoor storage consist of supplies, materials, and/or equipment that are in
working and useable condition. Outdoor storage of unworkable and/or unusable equipment, supplies or
materials is not permitted. Commissioner Larsen seconded the motion.
Commissioner Ward spoke of the changing nature of commerce and the need to be flexible. She
respects Commissioner Chapman's concerns. Commissioner Larsen commented that if there is a
restaurant in the area it supplies services to those in the area and is geared to those workers. The day
care services would also be geared to workers in the area.
Vice Chair Peace agrees with the two amendments. Outdoor storage should be related to the business
on site. In response to Vice Chair Peace's inquiry, Community Development Administrator Osaki
remarked that lots not paved or graveled would be grandfathered and not retroactive. If a business
expanded then they would be required for the increment area to be paved or graveled. Vice Chair Peace
believes the requirements for gravel or paving are necessary and important.
In response to Commissioner Mason's inquiry, Community Development Administrator Osaki provided
information about the required landscaping for the expanded area.
Commissioner Chapman stressed that he still feels the same way regardless of the amount of land. 50%
is too much and wants to keep the tier system still in place. He wants to go through the public hearing
process versus just having anyone He spoke about the M1 area on West Main that has residential homes
and the need to keep theses neighborhoods viable. Commissioner Ward believes that Commissioner
Chapman's concerns are valid. The ordinance doesn't move anything the wrong way.
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MINUTES OF THE PLANNING COMMISSION MEETING
JUNE 16. 2004
Commissioner Chapman said the way the ordinance is written, anyone can store 50% and would be able
to use all of their property provided they go along with the landscaping stipulations. 50% of outdoor
storage is too much without a public hearing. The problem is when doing 50% of land for storage in an
area that is not conducive to such uses. You need to look at where M1 zones are located. He used
downtown as an example. There are too many other permitted uses in the M1 zone.
Vice Chair Peace restated the motion. The motion passed 5-1 with Commissioner Chapman voting no.
DISCUSSION
. Northeast Auburn Special Plan Area
Senior Planner Dixon reminded PC of the upcoming actions and suggested that they have a work session
in advance of the public hearing. In response to Commissioner Ward's inquiry, he advised that public
notification has increased substantially to include the newspapers, City website, land use posting boards,
open houses, and mailing to adjacent property owners.
Senior Planner Dixon said the draft EIS was previously distributed to the Commission. 27ih is in Kent's
jurisdiction and they received the draft EIS and traffic study and met with Kent staff. There will be
controlled access to 277th. Part of the site is in Kent's School District, but no new school is planned in the
area.
ADJOURNMENT
With no further items to come before the Commission the meeting was adjourned at 8:05 p.m.
PC\AGND\MIN 06-2004
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